So the ONLY GC's you will ever get to make this work with, are the GC's who are too small, too new, too green, too novice, to have earned the PROPER logistical system and account's to have obtained Manufacturer/Supplier direct pricing. 

This is how its done.As a rental rehabber (for my own portfolio) I just need; a decent handyman who can do simple electtrical fixtures, plumbing fixtures, fix leaks etc, an HVAC if I plan on replacing the system, a roofer if I need a roof (rarely), a painter, and a lawn guy to clean up the lawn.   

You are better off making a small investment on your own, maybe a two-family, and use it as a proof of concept.If you don't know anything, trying to source deals off-market will just be taking money and burning it on postcards without the correct systems behind and the incentive for people to call.

Majority of our landlords don’t want the section 8 approach since it is so time consuming to get approved and get a tenant in however they tend to be the more long lasting tenants and then you never have to chase your money as long as you maintain the property  Thanks for the vote of confidence.

They didn’t have the local knowledge or support system in place, and it quickly turned into a nightmare... constant vacancies, high eviction rates, and repairs that drained their cash flow.

I had someone who did somewhat the opposite, where they changed their mind and wanted 10' basement ceilings and did not check the grade with the invert of the sewer in the street and had to add pumps etc. to their system. 

My best advice when diving into investing out of state is to find a realtor who can easily plug you in with their systems and network of  lenders, GCs, PMs, etc.

You can also look at our major highway systems and in places like boston they are leasing air rights over major highways for building as well.

Has anyone use RUBS (ratio utility billing system) on a small multifamily property (say 10 units or less)? 

I work in a bank and see first hand how they filter their earnings through the system in creatively various ways.