Tyler Deuel typically the 203k specialist on your case could give a recommendation.

@Trevor Carli Yes via meetup, however I'm in NY and typically when I get down to the area it's on a of week so I've not attended in person.  

Getting a referral from a fellow investor is OK, however that contractor may be good for the referee, but could be not so good for someone else.Contractors are special individuals - they too are chasing the buck and trying to get the best deal possible.You may want to write specifications  of what you want done - once you know what you want you can better compare bids from workman.I have found that meeting real people with real tools at a time they are buying supplies and materials at Home Depot 5:30 - 6 am picking up stuff to do their daily work is sometimes an effective way to find the craftsman you are looking for at a price that will serve you well.Getting referrals is OK - but how do you know that they didn't over-charge the person who is referring you to them?

Typically, the outcome on a specific performance action is more dependent on the judge, if it really goes that far, more so than the letter of the law.

I saw some recommendations from other threads, but not sure if the specialties align (although anyone can create an LLC and draft an operating agreement I suppose).Also, are closings typically done by title/escrow or an attorney?

I have seen a lot of reference to Rich Dad Poor Dad...

Typically you can settle with them for a lesser amount to avoid the trouble but make sure you are on the same page with the PM.  

The neighbors get foreclosed on more than typical neighborhoods and that keeps values lower for longer.2) HOA association decides to levy a $20K assessment on all owners in the neighborhood in order to upgrade everyone's windows, decks, roofs, and siding.3) HOA increases monthly dues by $250 per month in lieu of a large special assessment. 

Investment properties are typically lended on based on three factors: property value, borrower's FiCo, and debt service.

For example, typically if a tenant leaves the unit in good condition, we'll refund the full security deposit minus a nominal cleaning fee.