If you're new to the game, you should hire an agent that understands investments and understands your needs.

.), you would need cleaning people, and I think you would hire maintenance people as it happened, rather than keep someone on the clock when there is no work to be done.

I can handle making the deals and financing them, but would like a partner rather than a contractor working freelance to do the Rehabs.

You could use a company that handles rentals (they usually charge 15% per week) or you could go VRBO and hire a cleaning service for weekly turnovers.Happy to answer specific questions if you have any!

I never include this in my profits in case I get to the point where I would like to hire a property manager.

This is not a jaded post :-)My deals, even my nightmare rehab, worked out very well.Sometimes you don't know what you're getting until you hire someone.  

youre the boss of your project and you need to hire all the right people to get you where you want to go. 

They will come out for a consultation, and you can either hire them to do the work that they recommend, or just pay for their ideas and implement yourself.

I ended up hiring a concrete company to cut out 6" of concrete around the entire perimeter, install drain tile and a sump pump on the other side.

If your not sure how to do it, then I would recommend hiring someone cheap to build the spreadsheet for you.