@Greg Gaudet if he bought something that needed rehab even if he could pay for the rehab himself it most likely wouldn't meet FHA standards until that rehab was completed (FYI to newbies don't pay for rehab on a house that isn't yours yet)  In this case it is a moot point because he was thinking of doing a non owner occupied FHA loan which is not possible to the best of my knowledge.

(Usually I split, but if the upgrade adds no long term value, it may be 100%.)Every one of my B and A class properties has a garage opener, so we consider that standard equipment.

You can leverage your equity in a more intelligent manner and not be forced to lower your standard of living in my opinion. 

Portfolio lenders tend to have easier underwriting standards, especially since this is an investment.  

I can refi into the same loan after 6 months.My question is if this is pretty standard for a property I won't be living in?

No offense, but they are typically low-quality renters making low wages and low standards.

We agreed on the price, numbers worked, I sent him standard 1 page agreement, and he hadn't called me for a week.

You do have to make sure the propoerty meets certain standards and the inspection can be a small Pain.....but it's been more than worth it to me for the ones that I have rented on GoSection8 

What I need: qualities, courtesies, gestures you appreciate in your dream contractor so I can include them in my SOP's (standard operating procedures) to be distributed to our employees.Thanks!

Have one lined up (so you talk to them and are comfortable with them) before you see the house.If you are interested in the house, have the attorney review the agreement of sale before you sign it (yes, even though it is a standard doc, the attorney will make sure you understand what you are giving away by checking those boxes.Easy deals should be ~$500, complex ones are more, this is something you should talk to the lawyer about,