Sure the rate is a little higher, but if you're only deploying that capital for 6-12 months, it's negligible.On the other hand, if you want to do a larger MFR as a long-term buy and hold, it might make sense to do a refi and use the money as a down payment.

They're larger institutions so they have a financial reputation to uphold.

Prices on the larger homes seem to be all over the place.We are experienced with self managing vacation rentals in Florida.

Enough that even larger contractors are hiring inept trades people.  

It allows use to earmark time for different tasks such as this based upon who in the firm is available. 

I do not, but this is on my list of tasks for the year... following.

See if you can find larger ones with higher room counts, where you could convert things like dining rooms into bedrooms.

That's an impossible question to answer but I can tell you that whatever number it is will grow larger with passing time.

I keep finding larger contractors, but I feel like if I have all the materials, it should be easier to find people that can just lay flooring, paint, etc. 

I believe the best option incorporates all three approaches, in the following sequence:Connect with knowledgeable local investors to quickly get a sense for the many sub-marketsBuild a core team of capable professionals (PM, inspectors, contractors) who are goal-aligned with you and also have no conflicts of interest among themselvesDo a single small deal to establish a work process for the team and get a minor win.Make strategic visits, not to inspect rehab work but rather to strengthen your relationships with your core team.Do more and larger deals, adjusting the team as necessary.This is exactly the approach I'm in Lubbock, Texas today and would love to compare notes with you.