He pays rent on time.

Since we scaled up we are in a buyer group which just provides us heavy discounts that we extend to our clients. 

If timing is critical and being able to pay cash will "win" you more offers, then you could always do a delayed finance purchase where you buy in cash and refinance into a LT DSCR rate.

The great thing about BP is that you can actually talk to clients of the QI and not just anonymous ratersWould love work with you. 

I have an airbnb and the numbers are WAY up this summer, also manage another clients airbnb and both running almost fully booked up this year maybe the registration hurdles have lowered supply. 

If an occupant doesn't pay and violates a leaseholder occupant agreement.

Can I pay the contractor I found myself and just let them know the work is being done or is it best to run everything through the manager?

If they refuse to pay, contest the charges with the credit card company (assuming they paid with a card).

It likely will not go well because you are way too late on this.If you were a tenant paying rent would you want to just get a letter from the new owner telling you to get out with no prior conversation or warning?

In addition to the workmanship, you want to work with someone who is good at managing time, people and his relationship with you, his client :-)    We are actually building out a network of approved contractors because one of the biggest pain points investors and landlords face in Philly is finding reliable solutions.