My opinion is ultimately the PM company should be held liable to make sure this vendor gets paid.The PM agreement states: (21) hire contractors to repair, maintain, redecorate, or alter the Property provided that Broker does not expend more than $ for any single repair, maintenance item, redecoration, or alteration without Owner’s consent; Leasing & Management Agreement concerning: (TAR-2201) 6-1-10 Initialed for Identification by: Broker/Associate and Owner , Page 3 of 11 (22) hire contractors to make emergency repairs to the Property without regard to the expense limitation in Paragraph 4A(21) that Broker determines are necessary to protect the Property or the health or safety of an ordinary tenant;3) Should/Could the vendor file a mechanics lien at this point?

After spending quite a bit of time at the house in the last few weeks, I have learned of several maintenance issues that also have to be addressed (some replacement windows, some roof and gutter work, etc.).

What you are referring to is a construction policy  which could run you closer to $400-$500/month depending on several factors such as scope of work, renovation costs, size of the property etc.

Several of our members have had success doing short and long term rentals here.

There are several knowledgeable experts who are frequent contributors here. 

I've been active there for several years.

Interview several, including some small local banks, they may be more relationship focused than the larger banks.  

Your profile doesn't say where you are located, so it would be very hard for anyone to make a useful suggestion of books or resources.As a new member, there are several things you can do to increase the likelihood of getting helpful responses here on the forum.

I understand ARV all depends on what I accomplish in the rehab and what needs to be done to the house, although I have yet to look at the house with my own eyes this is just what can be said from pictures on several different listing sites.

I had that happen several times as well.