Hadn't really considered other building structures/materials, so will need to do some research on cost for materials that still align with the vision, look, and feel.

They had a track record of completing work, multiple crews, standard materials, and refinancing successfully.

I utilized (and maxed out) my credit cards to afford the materials necessary to renovate the apartments (I know bad move) therefore I cannot acquire a loan of any sort to fund the initial funds necessary to acquire a hard money or DSCR or rehab loan.

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

But, ultimately it basically boils down to retaining cash/liquidity in the event that you desire to make additional investments (or, as it seems your concerns may be hinting to, in case you need it for something else).

Curious where everyone sources their material for flips/brrrs? 

If you feel you found a good manager, pay a small salary to keep them on retainer as you start the project .

There is also I think the 500 hr material participation requirement for the $25k PAL to take that onto your1040. 

How much would it cost for material and labor for a 985 square-foot house?

Attorney's aren't working for the poor's on a retainer and it's doubtful he has the ability or desire to pay for one.