My assumption is that there are a lot of bad apples, and very few that actually care about the seller.

I do feel QBO kinda traps you into the system (Like Apple products, haha) becuase it is the "Go-To" for Bookeepers and Accountants.  

This revitalization lifts the spirit of community residents and it raises property values including your own.

Unless it can be established that they are scamming enormous sums, the police, FBI, attorney’s general, and the like, have bigger fish to fry and won’t lift a finger.

You're not talking apples to apples.

A professional property manager should handle the heavy lifting, ensuring your investment is protected and profitable without adding stress to your plate.

However this is never an apples to apples comparison.

@Brandon Croucier is giving you solid info on finding an experienced and honest mortgage broker who can shop your exact scenario both ways, with the rehab and without and break down the benefits of each with all fees so you can see an apples to apples comparison. 

Also, based on the scope you shared  it's a heavy lift to complete the work description for $45K while leaving any profit for the contractor.

If you're more of a 'personal referral' person than a 'do research online' person, and this is local to you in Manhattan, KS, hit up one or two of the trades people in the "little apple all stars" BNI group.