I like to be able to decide how I want to fix things and not a contractor that I have to hire becuase the warranty company says I do. 

Enjoy the ride, its a fun one!

I hadn't really considered buying houses that need a lot of work because I have no experience with hiring contractors for large projects, but that might be the only way to get a cash flowing property here right now.

Also, always vet contractors, even with referrals.

Consider spending some time in these areas to get a feel for the market and see if you'd enjoy living there. you ever dealt with ground up non owner occupied construction loans? 

Having a good team is important -- especially with lenders, title company and contractors. 

Enjoyed my time there and love the country.

One lesson learned: Create a good relationship with contractor and shop around for the best pricing on materials.

If you are reliant on a GC how are you confirming all of the sub contractors are licensed and insured?

They’ll help you identify properties with strong rental potential, offer access to a network of contractors and inspectors, and negotiate a deal that works for your goals.