My project manager tells me the quantities of every finish item we need, I create a spreadsheet using the Home Depot SKUs, and then I fax the sheet to the contractor desk at my local Home Depot. 

Many of the answers on here aren't correct.  

The roof is brand new but the hot water heater and HVAC aren't, so when they go I will likely have to update.  

It can get very overwhelming at times and if you aren't completely focused and devoted, you can lose hope of ever getting done.I also agree that you should never use hard money in this situation.

Sorry for the long article, but my point is when they aren't motivated MOVE ON, NEXT!

Our kids were older when we started so the properties aren't throwing off the kind of cash flow we'd hope for to significantly help with college funding.Anyway, my husband is a stay at home dad and uses his flexible schedule to self manage our properties.  

As a result, the agents are usually handling large quantities of properties just to be able to make a living.  

If you aren't sure of his/her confidence shop around for another.  

He most likely just doesn't want to tie up the property for several months to find out you aren't qualified.

If that's right, there aren't any good turnkeys that cheap (at least not through bigger providers) and as an international buyer (assuming you don't have US citizenship), you will have a really hard time finding financing for only 30% down.