Paid CM/PM are way more valuable than a GC working for you.

However, even with the rent growth, I have found the explosion in construction costs over the past year to be so overwhelming as to preclude new development - this is even with our ownership of the land and the ability to act as CM and hire subs directly.  

Many times a good GC (or architect) will have contacts for everyone else you need.I'm a civil engineer and CM in the Denver area.

CM (construction management) will charge 5% on average. 

The City has floodplain maps available - check this out:https://www.arlingtontx.gov/cm...Are you local to Arlington? 

I guess what I need to look for right now is a CM software, then like you advised, supplement it with other tools and/or get another software that mainly handles real estate when I get to that point. 

She had an inspector come in to assess and he mentioned the max was about 1.8 cm of settling in one of the rooms and it was nothing to worry about.

Furthermore I strongly believe in using CM software to manage the job progress, material specs, schedule and budget.

Look into the CM-222.

Our output is probably going to be up 10% this year, but our CM will probably be 25% of what was expected.