A bad relationship with one of these folks can really put a damper on your projects - take control - you are the final decision maker when it comes to spending your money to make money.Never give a deposit up front - pay contractor in stages as work is progressing.

Sounds like she is not selling her current house or buying a new house.

I'd be interested to know why the seller is selling at this stage, how long have they owned and whether or not the business is on a downturn.  

PM sounds like a jerk.. and your stuck defending someone you hired to do the best job possible for you.. they dropped the ball and you need to further monitor what they are up do and doing by physically taking action and checking what's up.  

@Matt Clarkthat sounds like what we do too. 

Let me know if this sounds interesting to you.

-Do you do your own staging when flips or rentals are complete?

I cannot renovate with a tenant in because at this stage, once I rip into one piece it will lead to a cascade of issues.

Sounds like you have a good head on your shoulders...willing to be patient and able to run numbers.

Not to sound too callous but any property not damaged is going to be going for a premium very soon.