But more than 50% of the time the tenants I inherit from buying a run down building that I need to rehab and turnaround, it is easier to work peacefully to get them out.

You have some conventional loans left and if you can get into them and rehab them you may be able to get the cash back out to do it again!

Second property is under contract, rehabbed, hoping to wrap them together or find financing for both.

We’re considering an FHA 203k rehab loan, and are planning to self-manage initially.

I am knee deep in rehabs at the moment on other projects.

Some have recommended a short-term rehab loan, but I would like to avoid this as I have the cash for repairs and want to avoid paying the higher interest rate and fees associated with that type of loan.  

Maybe you could GC a rehab for owner.

I was thinking that they get paid the most when there is turnover, so has anyone been successful in crafting an agreement that rewards for:Tenant longevityShort vacancyKeeping repair costs down (I do want to address issues though)Dunno...

@Jason DiClemente   were you able to refinace it right after the rehab was done and the property was rented or do they have a seasoning period? 

VA has a new loan program that gives you some rehab money on top of the purchase price.