I instantly distrust sponsors who paint a rosier picture than the reality. 

This is instant value (assuming the renovation costs are within reason) if the property can be reasonably compared to other four bedroom homes in your area.

I asked"Yes..." she said as she buried her face in the pillow.So I gave her a huge and instantly she started to cool down and wasn't losing her temper anymore.Sometimes it just takes a different approach and patience is usually the key.

If you must be the on-the-spot final decision maker and are also the sort of person that can be talked out of $1200 per year without giving yourself time to think through your options or come here for advice then please hire a manager.No request, no matter how small it seems gets an instant response!!!

I've heard of mentees who started cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.

The property must be delivered free and clear of any legal or illegal occupants within the specified timeframe.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

I'm not going the turn key route so I would be responsible for the following GC work; Site work, foundation install, furnace/boilers install, water tank, septic, connect plumbing, install panel boxes (panel boxes provided by modular company) and connect power, interior flooring, appliances, complete the siding/roof (15%) as it is delivered 85% complete, landscaping, front porch, final coat of paint inside (comes primed), 2x stair sets to the basement.My question, do you think the $94 a square foot is high? 

I've heard of mentees who started cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.

Everything is negotiable, you can place an offer contingent on the seller delivering the property vacant and you're (1) unlikely to get the offer accepted and (2) not going to find someone who will do that.