Working with Contractors for the first time

Homeowner · Taylorsville, UT · Member since 2025 · 15 posts · 10 votes

Does anyone have advice on the best way to work with contractors and how to find reliable ones? Near Kansas City area potentially.

Unfortunately, it looks like BiggerPockets doesn’t list any contractor contacts here. Would love to hear how others have found good contractors!

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Milton ChamberlainPro Member

Real Estate Agent · Kansas City, MO · Member since 2019 · 236 posts · 108 votes

2mo

Hi Parker, I just sent you a contact for a contractor I have worked with on several jobs who does a solid job and is in line with market rents, and is (most importantly) trustworthy, completes work when he says he will, and has great communication

[email protected]573-356-1607

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Kaylin CooperPro Member
Investor · St. Louis, MO · Member since 2022 · 2 posts · 1 vote
2mo
Following this post. We've had bad luck in KC with contractors at our rental property, inexpensive options but poor time management & lack of QA (if you are going for a PM, would not recommend Real Property Management Greater Kansas City). We're lucky to have my brother as a handy man for smaller tasks.

Interested to hear what others have to say!
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- Parker Davis
  OP
  Homeowner · Taylorsville, UT · Member since 2025 · 15 posts · 10 votes
  2mo
  @Kaylin Cooper thank you! Maybe your brother would be a good option for me to reach out to down the road haha. Appreciate the insight!
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- Kaylin CooperPro Member
  Investor · St. Louis, MO · Member since 2022 · 2 posts · 1 vote
  2mo
  Feel free to message me when that time comes! He's got a day job, but takes on projects here and there when he can.
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Caleb Brown
Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
2mo
Referrals and networking groups (there are many active ones in KC)
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- Parker Davis
  OP
  Homeowner · Taylorsville, UT · Member since 2025 · 15 posts · 10 votes
  2mo
  Quote from @Caleb Brown:
  
  Referrals and networking groups (there are many active ones in KC)
  
  Thank you!
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Oyinnijesu Shittu
Member since 2026 · 2 posts · 1 vote
2mo
Parker, I’ve learned finding a contractor is only half the battle trust and communication matter most.

If I were starting in Kansas City, I’d:

• Get 3–5 recommendations from investors, agents, or landlords
• Test with a small job first
• Require a detailed written scope
• Verify license/insurance + references
• Compare quotes by scope, not price
• Keep organized records and always have a backup

I also find it helpful to have support sourcing and vetting contractors so you’re not chasing bids.

Since you’re in Kansas City, I can point you in the right direction or share how I find and vet reliable contractors.
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Milton ChamberlainPro Member
Real Estate Agent · Kansas City, MO · Member since 2019 · 236 posts · 108 votes
2mo
Hi Parker, I just sent you a contact for a contractor I have worked with on several jobs who does a solid job and is in line with market rents, and is (most importantly) trustworthy, completes work when he says he will, and has great communication
[email protected]573-356-1607
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Matthew Irish-JonesBusiness Member
Real Estate Agent · Buffalo, NY · Member since 2017 · 2k+ posts · 2k+ votes
2mo
Quote from @Parker Davis:

Does anyone have advice on the best way to work with contractors and how to find reliable ones? Near Kansas City area potentially.

Unfortunately, it looks like BiggerPockets doesn’t list any contractor contacts here. Would love to hear how others have found good contractors!

Unfortunately this is (in my humble opinion) the second hardest part of Real Estate. The first being controlling deal flow.
If a contractor is reliable, he has a massive customer list, lots of overhead and is expensive. If a contractor needs work, does not have systems built out, and can jump on your job quickly and inexpensively, he is not reliable.
There is a sweet spot of a smaller contractor who you can hook up with and grow next too, but that is more happenstance and fairy tale than reality.
Best bet is a referral from a local investor focused agent or property management company. They can even be tight lipped sometimes because having great subs is a competitive advantage.
Oddly, FB Groups seems to be a good place to get semi established and semi need work contractors. You can also consider GC-ing your own job if you have the knowledge base for it.
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Alan F.
Flipper/Rehabber · CA · Member since 2023 · 1k+ posts · 1k+ votes
2mo
Quote from @Parker Davis:

Does anyone have advice on the best way to work with contractors and how to find reliable ones? Near Kansas City area potentially.

Unfortunately, it looks like BiggerPockets doesn’t list any contractor contacts here. Would love to hear how others have found good contractors!

Sound advice(as usual) from Marhew. Id make sure you know everything relative to contractors license laws and requirements per the licensing enti. If your in Utah their DOPL I think, not familiar with Kansas. Many contractors boards have requirements (to protect customers) like down payments, draws, scope, contract wording, insurance, bond & some states even escrow accounts. Due diligence is paramount.
Most reputable contractors around here use supply houses. Call em I ask for referrals, pro tip....if they're a flake on paying their bills the supply houses will know.
Keep the down payment low and pay on trade completed draws. Im a big believer in permitted work for obvious reasons.
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Divin KanyamaBusiness Member
Accountant · Seattle, WA · Member since 2025 · 630 posts · 264 votes
2mo
@Parker Davis, finding reliable contractors is one of the biggest challenges in real estate investing. I’d start by asking local investors, real estate agents, property managers, hard money lenders, and inspectors in the Kansas City area who they’ve actually used—not just who they know. Investor-friendly lenders and agents often see which contractors consistently finish jobs and which ones cause problems.
Once you find a few names, I’d start small before giving anyone a major rehab. Check licensing/insurance where applicable, ask for recent project references, get a clear written scope of work, agree on payment milestones, and avoid paying too much upfront. I’ve found that the best relationships come from being very clear on expectations, timelines, materials, change orders, and communication from day one.
Also, if you’re not local, having someone trusted inspect progress before each draw/payment is key. A good contractor is important, but a good process protects you even more.

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Dan HandfordPro Member
Investor · Lexington, SC · Member since 2018 · 779 posts · 501 votes
2mo
I would treat contractor selection like underwriting the deal. Give every bidder the same line-item scope, materials standard, permit responsibility, schedule, and cleanup expectations so you can compare bids accurately. Verify insurance, licensing where required, and recent projects, then speak with both a current client and someone whose project finished six to twelve months ago. Structure payments around completed, inspected milestones rather than dates, keep retainage until the punch list is complete, and collect lien waivers with each draw. Every change order should be written and priced before the work begins. A strong process will not turn a poor contractor into a good one, but it limits the damage and makes reliable contractors much easier to recognize.
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Marc Winter
Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 3k+ votes
2mo
My dirty little secret for contractors: visit the specialty distribution houses--electrical, plumbing, lumber, etc. Chat up the service desk reps, and ask for referrals. they know the business and the solid players in the field.
Second, do the same at the big box stores--Home Depot, Lowes--and speak with the department heads. They often are semi-retired tradesmen themselves, and know who's who in the area.
Good luck!
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James J. Rezendes IIBusiness Member
Real Estate Agent · RI · Member since 2026 · 19 posts · 8 votes
2mo
The best source is referrals—reach out to local real estate investors (BiggerPockets, Facebook groups, local REIA chapters). Also tap lenders, agents, and property managers already operating there. Always verify licensing, insurance, bonding, and check references from actual recent projects.

Before you hirer get 3+ bids. If you can start small (test them on a $1–5k job before trusting them with a $50k project). Use written agreements that spell out scope, timeline, payment schedule, and change order process.

Look out for: Poor communication, vague estimates, no insurance verification, unwilling to provide references, pressure to pay upfront.

Iwould walk the property together, document everything, hold back 10% until final walkthrough. Make sure they understand local code and permitting.

Let me know if you need anything else.
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Mike Klarman
Specialist · NJ · Member since 2022 · 1k+ posts · 662 votes
2mo
The contractor hunt is tough. First, they all look good on paper. You'll say show me some things you have done and you will see some really nice finishes. Their estimate will be within your numbers, and their timeline is less than your estimated holding time. You think grand slam. Then nothing goes as planned.
I would honestly go on FB and join the RE groups in KC. In those groups are lots of GCs, handymen, tradesmen, etc.
I would say first educate yourself on the rehab process so you can talk their language if you can not already.
And if I was investing in my home market I would run the rehab myself. It's not that complicated, you just need access to the labor.
Demo - demo and clean out and haul away of trash. I can't tell you how many GCs can't even do this right. Sometimes they just pile the debris in the yard or in a room in the house and worry about it later.
Roof, Mechanicals - When the house is cleaned out and at its bare bones you inspect the plumbing, electrical, and HVAC, and roof. If work is needed, you get a licensed professional. The GC will get a licensed pro too, but they will add their fee on top.
Kitchens/Baths - These are usually fully made over, lots of value in the kitchens and baths. There's plenty of 3rd part companies that all they do is kitchens and baths. Again, the GC will also probably use one but add a fee on top
Sheetrock/Paint/Moldings/Baseboards - this trade needs the artists touch. This one is the hard one to find. You'd like a grade 4 or 5 finish to your sheetrock, meticulous painting. This can make or break a house.
Floors/Rugs - making sure the floors are level are key. I can't tell you how many times a finished job was left with un-level floors.
Final finishes - all the doors, knobs, receptacles, etc. and then a deep cleaning. Get it ready to be staged and take pics.
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Mohammed Rahman
Real Estate Broker · New York, NY · Member since 2020 · 2k+ posts · 1k+ votes
2mo
Hey Parker,
One thing I've learned is that finding a good contractor is only half the battle. Communication and setting expectations upfront can make a huge difference.

I'd start by asking local investors, agents, property managers, and even other contractors for referrals. Once you have a few names, check references and look at some of their previous work. I also wouldn't hesitate to get multiple bids and compare not just the price, but how clearly they communicate and what is actually included.

For the first project, I'd keep everything in writing, have a clear scope of work, payment schedule, and timeline, and avoid paying too much upfront. Things will inevitably come up during a project, so having a good working relationship and clear communication goes a long way.

Good contractors can become incredibly valuable relationships, so I'd focus on finding someone you can work with long term rather than simply finding the lowest bid.

All the best! Feel free to reach out. I'm always happy to help in any way I can.
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Adam BartomeoBusiness Member
Real Estate Broker · Cape Coral, FL · Member since 2015 · 2k+ posts · 1k+ votes
2mo
The best ways to find good contractors is to KNOW the business. If you understand how the work is performed, you can find the contractors that are knowledgeable. Also, never give more than 25% down. We normally give $0 down but will work with some vendors.
[email protected]239-339-3969
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