Additional costs are mostly inefficiencies in being able to supervise directly, so having a couple key stakeholders and networking with other investors in the area is key. 

If you act as your own GC, the most important thing is for you to be on site frequently to supervise the work of the subcontractors, and to coordinate between different subcontractors. 

Also, using this particular example/experience, I would recommend that you visit your property often to supervise the contractors.

Also, using this particular example/experience, I would recommend that you visit your property often to supervise the contractors.

@Mario Am Another consideration - contracts formed for an illegal purpose are void (not just voidable) at their inception.As others have pointed out, TN law requires that wholesalers have a real estate license and (presumably) are under the supervision of a managing broker. 

It sounds like you're making emotional decisions, not educated ones.As a licensed real estate agent, you have to work under a Broker that can supervise you.

So I hired my own crew that I supervised to work on my brrr's.

You said you don't want turnkey, so you'll need to supervise rehab.

I guess distance also has its challenges, if you can't be here physically to inspect, supervise trades and what not. 

Coyotes if they are a serious risk and the yard  is not fenced the young children need to be supervised and taught the coyotes aren't dogs.