I need to find people I can count on.

Any day that you spend working substantially full time repairing and maintaining (not improving) your property is not counted as a day of personal use.

That's not even counting on any of the costs to splash on a little paint and spruce the place up a bit with minimal costs. 

I count cabinet doors/drawers, multiply that by 2 ft for the depth of a typical counter.What are other methods or prices y'all are seeing?

Shoot me a private message and count me in on your next round of agent interviews.

Over the last 25 years I've made great money in real estate in Orlando even counting in the down turn.

I am looking for the "top" (most reputable) turn-key real estate companies that I can count on to provide good service and not screw me.

If you have a healthy 401k/IRA, your lender can earmark that counting it at 60% of value to "check the box," but really it isn't a horrible idea to have a healthy "oh crap" fund as someone that owns multiple pieces of real estate in any case.

hiring a contractor can be a way better option, he brings in his subs that he can count on and keep the timeline that you're shooting for, they can see things that you don't and give you better ideas on things that you missed because that's what they do all the time.

Don't count on rents to go up or for the home to go up significantly in value - treat appreciation and rent increases as a bonus.