I know everything about the area, the properties, the brokers, vendors, etc.  

Evan thanks for your reply .not sure what you mean by "national vendor for rehab" ?

The permit is never in the vendor's name. 

HI All,I've had some great success spray painting existing cabinetry and am looking for some quality vendors for resurfacing when the door style is too dated to work with/in higher ARV price points. 

Actually the photo is from the vendor site, my install of this product looks even better IMO, as I used semigloss, this looks flatter, maybe unpainted.  

Who said anything about forcing a tenant to pay through this vendor?  

List items on an excel with columns like description, SKU, qty, unit price, line total, maybe vendor name.

You could try HomeAdvisor or Angie's List Property managers spend a lot of time, money and resources to vet their vendors, and a whole list of items owners never hear about because they are magically handled day and night!

My point is that IF a property was part of the probate, it's typically disclosed at time of filing, therefore is should NOT be an excuse as to why this data vendor cannot separate out the files that don't contain real estate.Sure, lots of file contain crap property, too.

Hopefully Tanuj, someone here on BP, will have you the name of a local vendor, that clears lots.