I'm going to have Peter in our Investor Relations Department reach out to you this afternoon.If you ever have any issues going forward, please feel free to reach out to me directly via PM. 

Great schools, neighborhood and has things going for it plus exceptional access to major interstates and even downtown KC. 

If he doesn't explain it, to me, that shows major issues.

However in the past I've done the majority of the physical labor on the jobs, and have grown weary of this part of the process, I've tried hiring contractors but pricing seems so high it's hard to make deals work, so my question is where do you find people to hire full time for general work like drywall, flooring, painting, etc.....

Not a major deterrent but there’s a divided median or one ways to get to the main road, it’s an automatic turnoff for me when I’m looking at a property from the lens of my end user. 

I see investors who I have spoken with have issues with appraisals which heavily affect their loans, they have worked with certain companies that don't appraise correctly and even admit to it.

Do your best to mitigate issue before they crop up and annoy residents.Maybe create a free service, for those that are not using your management services, to come and review their STRs for safety, procedures for help etc.

It's in a B class neighborhood with major pharma growth.

The reason is two fold,  one, some PMs don't accept a major rehab and two you will end up paying around %10+ on top of the cost of the contractors to the PM to managing the rehab for you.

The lender would have had an appraiser issue a opinion of market rate rent for the apartment on your duplex so that's a start on what the rent should be.