How many times do you think you can do that before you are "the boy who cried wolf" to all your local contracting companies. you as an investor YOU need to do your do diligence after someone brings you the outline of a good deal even if they have a real estate licence or a contract anything less and you clearly are not a seasoned investor of anything. 

Tim,I would put your expectations in your management agreement, or a separate  addendum outlining everything.

I have included the section of her lease that outlines how late fees are to be handled at the bottom of this post I'll do my best to explain what happened in her case: She would often pay in a few installments leading up to the 1st of the month and then the remainder on the 1st or sometime before the 5th.

Basic locks are cheap at Home Depot.Also, be sure that the lease with the tenant outlines lockout costs to be sure the tenant absorbs it.

@John Leavelle I know I've seen it outlined somewhere before but I can't put my finger on where that was so would you mind explaining the difference between the Rate & Term refinance versus the cash out refinance that majority of people using the BRRRR strategy are familiar with?

Also have a title company run title which will outline any liens.  

Hopefully, your JV will clearly outline the roles and responsibilities of you and the builder.

When it comes to splitting utilities, HOA fees, and other expenses, it's important to be transparent with your tenants and to clearly outline the terms in your rental agreement.

@Adam HarrisAs others mentioned the OA outlines how to get money back which it probably won’t happen.

From that defined strategy, I would then outline a study plan (books, websites, podcasts, courses, mentors & partners) that aligns with that strategy.Again, if you need help with any step in this process, please let me know.