I will need a painter & someone who can do basic installs, backsplash, bathroom tile, cabinets, doors etc.Thanks -

Kind of in a holding pattern for a bit while I get my first one going, then plan on getting another one when the timing is right. 

From the top of my head this is what we did for the rehab: replaced all the flooring with linoleum vinyl plank, painted the entire interior, cleaned up the bathrooms, used our leftover paint from property 2 for the kitchen cabinets, installed new kitchen tile, replaced the cabinet hardware, expoxy the counter tops, trimmed the trees, addressed minor electrical and plumbing issues, installed new ceiling fans, tuned up the HVAC, fixed minor dents and holes in the wall, and deep cleaned the entire property.After we finished the rehab we sent our property manager out to perform the final inspection and she was very happy with the end result.

Curtains are more taste specific and your tenant might not like the color/pattern/design of the ones you pick out.

If they do withhold and remit tax, and it appears like they shouldn't based on a bird's eye view of your fact pattern, you would file a GA income tax return, claim the withholding, and request a refund if you indeed qualify for exclusion.Show the closing agent the law. 

Tile instead of the current carpet through the whole home (bedrooms, hall way, kitchen/bath)I already have an idea of the cost.

And these are houses with tile roofs and stucco siding that I neve have to touch or maintain.

Demo the bathroom of a standard tub and install some tile and glass block abortion half finished when you finally evict the psuedo-owner/tenant (yes this one happened to me).In conclusion - I am sure many folks on BP will tout the $$$ they made from lease-options and rent-to-own, I know many in my REIA who have the same position - I have made a solid rental business for over a decade with a simple rental relationship.

Anyone in the Chattanooga area looking for a helping hand with one of your real estate projects(Demo, painting, tiling, whatever)?

Even if there is bankruptcy in their past, they tend to show pattern of responsible behavior.