The best protection is selecting the right tenant.

The ones that require registration have to be registered with a unique email every time which is annoying.

They would call directly with any concerns.The agents did all the buying/selecting of lighting, plumbing and flooring (with my input).

So in a nutshell, you will be stressed out and suffer but I think you're in a unique position where you can leverage your high paying job to finance your real estate investments (like I do), a lot of work, a lot stress, but let me tell you once you're done and have that extra income is such a good feeling, if you make it happen, a few years from now you'll be patting yourself on the back.

I'm a believer in using all 25 that my local mls allows-ASSUMING-the house has enough unique subjects to fill all of them.

A quick summary: Tenants are given a unique card that allows them to make rent payment at any WF ATM machine in the US.

A job of this length should be fixed cost... the only reason to go T&M like this is -1) You're dealing with a -very- unique house or project that is impossible to estimate in advance.2) You're dealing with a job that may take a day or two, tops, and is so small it's hard to estimate in advance and easier to simply pay a daily rate.This sounds more like a shady contractor trying to take advantage of a new investor.Pro tip: The reason better contractors are too busy for you is probably because you're telling them out the gate that you need rock bottom pricing, everything has to be cheap, and you're supplying materials.

Here are a few recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meet Set up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alerts/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select that person below.

I also tried to find unique light fixtures that were not the common off the shelf type the appraiser usually sees, not so much for every room but the kitchen master bed/bath will be noticed. $50 more on sale items out of a unique lighting store over the mid-upper end at a box store makes a good impression.

They still need to get one at random, but the random group can be a higher quality group selected by the bank.