I definitely have a ton of experience here being based in Tampa. 

Going through that experience was the worse, and I told myself I would never have that happen to me when I started investing,   I guess that is what is causing me to be a stickler to the rules.  

A title company that has experience working with investors that wholesale or use the sub2 method.

Make sure to reach out to one with real estate experience, as location is not a problem these days.

I've secured terms for myself and clients that you usually only read about on BP.

Hey @Barry Taggart from my professional experience pushing a close isn't a big red flag-- especially if it is a good deal.

rob, i need that guy's number....i have a great mexican guy (not iligal, been here for 20 yrs), who charges $1/sq. ft. does amazing work (did my basement), but he hates doing small jobs. he wants to do at least one day worth of work, or his guys will screw him over and still get paid.drywall is cheap, but experience is important. or it will look like crap.

Read some of my other posts and forum answers. 

As I’ve just had a very bad experience with a contractor, is there a contractor contract template that someone would be willing to share? 

@Christopher TeagueRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.