All I can say you need to micromanage the rehab make sure it is done right .Lots of crews blow and go ,that means they are not paid by the hour so they go faster and faster skip stuff hide etc... not all but they are out there .

On PMs- I would skip the PM and instead find a good realtor to work with to manage finding and screening new tenants.

Instead of the usual $190/sqft and fees (just going off the OP's second paragraph), the deal  is $125/sqft with no fees (lets assume fixed price) with a performance award fee of half of the profit (lets just skip the definition for simplicity). 

Then either skip it or budget for it, if it has not been done already. 

There have been a couple instances where I skipped these steps and just sent it back through Zelle but I had a great relation with the tenants and they were getting their full deposit back so the risk was minimal. 

I've been using a couple softwares that have been very frustrating, so I wanted to reach out to this great community and ask for better suggestions:I currently use Batchleads to pull lists and skip trace and A LOT of info is outdated - either it's already sold but it doesn't mention it, or the numbers we paid for (skip traced) are 95% bad.I would like to hear back from you suggestions to replace it with a better option, specially to skip trace.Big bonus if it also sends out text blasts such as rei reply, launch control and lead shepa.

After skip tracing a couple I’ve found deceased property owners.

I’m trying to pinpoint if it’s a market issue or a data/skip tracing issue.

The seller was okay with it, he had full equity so no big deal to him (i got lucky).So without skipping a beat, I'm aligning myself with a local investor and he is going to guide me.

The Michigan market has actually caused the asset managers to call us directly and at times skip using an reo listing realtor.