Tim has family here in the rental business, he might add to this.While I had a maintenance staff, we also had several plumbers and electricians for example, that we put basically on a retainer for on call emergencies.

The owner owns 13 body shops in the area and is very reputable.

If you develop a reputation as one who does this consistently, the agents will know your strategy and you’ll avoid being sucked into any negotiating games.

You have plenty of knowledge to begin.What you view as your potential risk (ending up stuck with a home you can't sell and forced to take HM) is not really accurate.If you are trying to organize same day back to back closings, you will not get "stuck" with the property.The transactional lender wants to guarantee his money so he will inform the Title Agent not to disburse funds from the A-B closing if the B-C closing does not take place the same day.So if the B-C falls apart at the last minute (happens often), the A-B is simply unraveled and you don't buy the property.Worst that happens is you lose your Earnest Money and maybe some closing service costs and a bit of your reputation with that Loss Mitigator.

So, if your plumber comes out a few times for $200 each trip, you will exceed the threshold and you'll need to generate that 1099.So never use the same guy twice just to save yourself from some additional headaches kinda sucks :cry:

I didn't mention in my original post for time sake, but I have done business with this company in the past and I know them to be very reputable.

PM me if you want the name of a reputable attorney there.Good luck with it all :)

If an area has a reputation of being made up of a particular social class, speculating to change that perception to another group might not be successful.

Why bother, there are plenty of other reputable funders here.

I used to bank a lot with World S&L as they had a reputation of being careful - they survived the S&L crash period.