Rehab fees are coveres with loan from a local development community program. 

So really, as far as I can tell what's most important is that they have good references, you can see their past work, and they have an insurance policy covering them and anyone they hire.

Correction:  Roofing question...strip the old or roll right over with new?

Is there a basic form I can use that would cover all of that?

and that would cover grass cutting in the summer and a certain amount of their time on a monthly basis if I needed them to let in/supervise the plumber or handyman. 

I have the cash for a new roof but would rather not pay the expense. 

An additional $150 for 6 months for me would not cover an additional month of vacancy. 

Please note, this includes: the roof, plumbing, electrical, HVAC, kitchen, etc.We had another set of contractors who gave us a quote $130,000.

I already walked through the property and the only thing I could see is that it definitely needs a new roof, and it has water stains on the ceilings, so I am going to estimate for cosmetics and other repairs around $32,000 max for the interior and exterior updates.

Elise, I am from NJ and my properties are in PA, my PM has never charged that. 1099-MISC is for sub contractor when you pay them, as a PM you are not paying owners because we own the property, we pay you and if anything we should be sending that to the PM, but you should be professional enough to report your income, that income for you is subject to SE tax which you would have to pay. if you are going to charge your customers to cover that cost on top of your normal rate you charge, you may not get any business.