OOS investors, who oversees your rehabs? Has it ever backfired?

[Joe DeSimpliciis]

I'm curious what out of state investors do when managing renovation projects from afar. I've heard some property managers will oversee rehabs directly, others may have a trustworthy contractor that can manage the project on their own and maintains consistent communication. How have you approached this in the past?

I'm curious not only about what worked but what didn't? For example has anyone had PMs fail to keep up their end resulting in an unsupervised or infrequently checked on project?

Any other hard lessons learned from past OOS rehab projects? How have you gone about finding the best person for the job?