I definitely have a ton of experience here being based in Tampa. 

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

A title company that has experience working with investors that wholesale or use the sub2 method.

Make sure to reach out to one with real estate experience, as location is not a problem these days.

Hey @Barry Taggart from my professional experience pushing a close isn't a big red flag-- especially if it is a good deal.

That's all you can do given your experience. $80k in equity isn't much in the grand scheme of things.

I manage around 400 rentals with 14 years of experience and have never been sued once.

Keep in mind that about 40% of the population rents.I agree with you that buying a run-down property requires experience, the biggest concern is that you don't get enough discount for the condition.

As I’ve just had a very bad experience with a contractor, is there a contractor contract template that someone would be willing to share? 

She updates my books twice a month.Try to find one who has real estate experience.