It seems that sometimes , due to age , that you could possibly be open to more liability ( even though the gentleman is totally competent ) .ie.

It would have been more cost effective to find a COMPETENT (i.e., not me) GC I’ve seen enough from other investors now to know that the house could have been made rent ready for probably 5K worth of work.

Both those sites are the biggest players in the VA space.  

Speaking from my biased standpoint, I know the founders and all of the key players of Strongbrook very well and have found them to be a company of integrity.  

As a Realtor, I can tell you that these deals are not easy.One key player is the buyer's title company.

It's tough to get a good deal on properties that are already rehabbed as you're competing with retail buyers who frequently overpay.

I am having the most difficult time finding and RE Lawyer who is either competent, isn't an @$$ or will call me back!

Develop a relationship with a seasoned, competent real estate agent or broker in the area now.  

You are not competing with anyone and just working 1 on 1 with the seller.   

As you mention in your posts the ATL area has a lot of competition and the big players will beat out anyone getting started most of the time.