So while I don't need to squeeze dollars to make this pay, I don't want to waste too much either...

One thing that I have found effective for making sure I am getting a decent price when I don't "have a guy" like Rob K mentioned.- I pay for angieslist.com ($50/yr.)- Do a search for A rated contractors in the category (say plumbing)- Start calling (~1/3 leave voicemail, 1/3 leave message with admin, 1/3 talk to them directly)- When speaking with the contractor directly I explain the problem as best I can and ask them what they think the problem is and what it will cost to fixAfter talking to several you will probably understand your situation better, so you will be able to better explain to the next contractor and you will also have a pretty good sense of the rates they are charging.

Sign something to the effect that you will do certain repairs as units go vacant or tenants are evicted and units get rehabbed for a higher rent amount.

I realize that this is probably a waste of time but I want my pound of flesh.

He said something to the effect of, "Hey Coach, I finally decided to put your teachings to work.

If you screen your tenants effectively and set expectations before signing the lease you will minimize many of the problems you mentioned not wanting to deal with.When they do arise you can either refer back to lease/expectations or evict.

Don't waste your time.

Clubhouses in my markets suck money and are a waste.

Here are a few very important benefits on why you want to vet your contractors. 1) Sub-contractors falsifying their surety bond or liability insurance information would then put in effect your liability insurance.

That would just waste everyone's time and money.