Usually, they are happy to talk to someone who's not angry with them due to a low appraisal value haha. 

They have developed relationships with buyers and can usually “flip” a contract in hours4.

Do the work yourself do not buy a property that someone just paid little to nothing for renovated and now is asking Max market price.Find a TLC project and over time or when you get extra cash fix it up and renovate and higher rents will follow. 

Make sure you get a "Release Fee" on each property; this is an amount that is to be paid to release a property as collateral in the event you need to sell, or if you have an insurance loss that insurance proceeds will be applied to the subject property and not to the whole loan keeping you stuck with an encumbered damaged property, remember they don't make construction loans as a second and the blanket loan won't subordinate (usually) to another lender, it could get messy, so have a release fee stated and understand how payments will be applied.A line of credit is not a blanket mortgage but a line of credit can use other collateral, different animal and it may or may not fit you needs.

I usually don't hire random contractors for repairs or emergencies.  

., because I don't need all the extra services they provide; I just need an accounting service specifically for PM.

There are many extra expenses I’m trying to take into account too, like $1k for them to do my taxes, which is what they said during my phone call. 

Usually contractors in Philadelphia will carry commercial general liability coverage which covers property damage, bodily injury & personal injury.

I also pay for stuff to be on time - I usually give around 50% more than what's scheduled depending on the scope of the work.

Source custom-cut 1.5" minimum diameter rods that are continuous length (not the expandable ones as there is usually a gap in the metal that fabric can get caught on).