Serious pros often use suppliers other than either of those two.

Anyone can work up a price but you have to decide who communicates with you, explains things well, and has the experience doing the types of work you'll need.Ask experienced investors, mortgage people, realtors or suppliers for names of contractors who have a good track record and experience in this type of work.As a contractor, I might work up a proposal differently on an investor's rehab than on a private remodel.

The sub and I are both out.If you are working with contractors who you don't know and trust, you're setting up for bigger problems than just deposit money...and you are loosing the benefit of having a strong professional on your team.Ask other investors, suppliers, lenders or realtors for the names of people they know and trust who have experience in your type of project.

Before we took control of our own acquisition one of our earlier suppliers was Memphis Investment Houses and their property management company owned by Terry Brown.

To find a contractor, talk to realtors, lenders, insurance agents, suppliers...and just be honest and thorough about what your goals are and what you are looking for.

I do know that the brown or tan on some of the higher end (cost wise) windows were an extra surcharge so I would say that before you go head to head with the HOA you might want to shop your project around to a number of window suppliers/installers and see what other quotes you get (but perhaps you've already done all that).

A property owner can usually get credit at the box stores and suppliers, many owners` can't do the work or pay labor and a RE commission.

For the property that had granite counter tops, I went with a local supplier.

And in certain 'markets', I'd contend a regression tested algorithmic solution is plausible because I built one for MCB Broadband Broker HUD auctions back in the day.

This deal was acquired through one of our off-market suppliers.