Renting my house 1150.00 month house payment 1235.00 refinanced 205.000 at 3.4% how to get house payment down

Could anyone refer me to a good and reliable contractor in the Mclean and Falls Church Virginia area?

I do not have personal experience investing in flyover states, so take this with a grain of salt.This is my 'gut reaction,' which could 100% be totally off & I'll defer to those with actual experience 100%...Any place you are buying that has tenants paying 2x in rent what they could otherwise pay in PITI because the [ $70k * 3.5% = $2450 ] down payment is too much of a down payment for them to save up, isn't exactly going to have high quality low maintenance intelligent people as tenants. 

Well that 15k im talking about is 20% of purchase price which is the down payment most investors need for rentals.

In addition, a form should be sent to each tenant requesting a list of payments made to the PM for the last three months, at least for the first year

Refinance your house (should get 70%) and use that cash for the 20% down payments for your next investment.  

Friend of mine has a townhouse, bought in 2008 for 170k, owes 146k (houses around there are going for about 130-135ish), Payment including taxes and everything is $1046.

If you tap a loan from your 401k it will be low interest, won't show up on your credit report and be low payments as well. 

I do have a good amount in savings to put down a 20% down payment.

If they have an "A" rating under Angie's list but are not "Accredited" with the Better Business Bureau then is this considered a company that is not reliable.