Granted I have my own guys to install.

I own multiple properties in the Caribbean and not a stranger to foreign deals and owning foreign assets.

Review the contract for terms and procedure for default, if any are written.8- Keep a copy of their refusal to complete the work as Contractor Default, keep the final $5k as contractor default.9- Pay the new contractor to fish the job, let the Old contractor deal with trying to get the last 5k from small claims court, which they will likely fail to achieve.PS yes I blew past “what if permits are not signed off as complete” thats a PITA of its own thread.

My own STR is an example. 

If you owned a property and someone did work without an agreement with you, it could be deemed invalid. 

But,I've consulted several agents and inquired at banks.

We are looking to make connections with other investors, private money lenders, and investor friendly agents!

We built out our own portal and accounting database for that functionality because we were not finding good software that could handle a higher volume of receipts AND tie it in with the rental property accounting. 

I'm a very small-scale landlord renting out a unit in my own duplex.

This showed me their confidence in their abilities and really respect them for putting their own capital to see it through.