You may have to do this several times for all the different tasks being done.The only labor cost not covered by this type of online inquiry is drive time from the businessto the property, to the store & back for supplies and then back to the business address.

My opinion is a lack of business organization.

Am I giving myself another job/business?

Business owners won't want to get tied up in litigation and if there is a good chance they will lose, it is easier to simply follow the contract.How would that work with a lower-end tenant? 

rates are high, prices are high, good PMs and contractors are booked up and busy, and it's very tough to find good deals. 

Once you hit a certain number of loans (check with your state dept of banking and finance or dept of business regulation), they might require you to have a license.

They all went out of business , the good ones don’t want to manage small properties . 

Maybe the owner of a plumbing business. 

The best way to think about it is you're in the business of renting a property-that business isn't operational until it's ready and available for rent (aka in service). 

Best of luck on your journey, and remember, delayed gratification is your best friend in this business!