The only exceptions I can think of are a lack of experience frustrating your financing process or where the GC has such a well established brand that a buyer will pay a premium for a home built or renovated by that particular contractor.

Then, obtain quotes from at least three actual contractors. ( insurance and all that depending on the work)You'll likely encounter three types of contractors:The Super Expensive Guy: Highly skilled but often in high demand, resulting in premium pricing.The Average Guy: Offers good quality work at a reasonable price.

End units are the "premium" units of course. 

I’d use it as an opportunity to diversify into some other investment classes where you might be getting a more attractive risk premium for less work right now.

I skip trace John Doe, but get connected or sent to VM for Jane Smith - who isn't on the FC docs, and doesn't come up under the "Premium" skip trace from REIPro that brings up spouse, relatives, etc.).

The days of "I built here, now save me" are over.You also have the problem that even if you could build a single-family house in the area (and there will be some), your insurance premiums are going to be enormous.

The headache of playing peacemaker between 3-5 unrelated tenants doesn't sound worth the premium management fee; not to mention rent by room generally brings in lower quality tenants which require significant more management.With that said, higher rates are pushing investors toward rent by room simply because it's the only option for cash flow (at least in Denver) which is why I have so many folks reaching out.If you currently have rent by room investments or perhaps you're a PM currently offering rent by room, I'd love to hear your feedback and any advice you may have. 

While we don’t have state income tax here we do have the hurricane tax that comes with high insurance premiums and little real insurance benefits/help when it’s needed.

Actually you are getting the risk premium backwards.

Since I am married and have school age kids, I place a real premium on minimizing my management time.