The type of debt I most don't want to see is collections to other landlords and unpaid utilities. 

It's not uncommon for investors to have penalty clauses the same way they have bonus ones.Also big box retailers are not necessarily the best place to get your materials and especially labor.They can definitely be good for some things but I wouldn't rely on them as a "one stop shop" kinda deal.I'd look for more local supply stores and subs/trades that can install without the big box mark up.

If, according to your local laws, the unit is considered abandoned you are usually ok to change the locks and begin looking for a new renter. typically this may included removing all items, leaving keys on counter, or canceling utilities, but it may vary state to state.

The biggest downside for me is not having MLS access to gain a faster understanding of the market (fully examining sales in neighborhoods, quickly comping properties when they become available, etc).Based on both approaches, I'm biased toward having the license but also knowing when it's best to utilize an agent to achieve your goals.

So I'd just find another custom cabinet guy to finish from there if need be and make sure the work is of standard techniques and materials. 

. ;-) The cost of material is rising here, due to supply and demand.

Never pay utilities for your tenants.3.

If your current PSA does not require the seller to provide these materials during DD period, make sure to include such a provision next time.

@Michael Ohman   If you're going to BRRRRR you can still do it with a VA Loan.....But utilize the one that's called a US Department of Veterans Affairs Loan.....It's more designed for BRRRRRs 

I have a couple of people I use, but you are looking at around $80/$100 an hour + materials.