I'm still actively searching for a solid contractor as I eye a BRRRR in early to mid 2025

Screening and placing a tenant, they know local rules, they have eyes that can see the property and know what is going on there.

One thing I wouldn't do is jump into "giving it a try" without the eyes-on advice of a current self-managing owner. 

Now if there is truly a value add element to the property, the ultimate value (price) is in the eye of the beholder (buyer).

Plus, because of the growth of the area and the elevation (you just don't get the cool weather once you drive down the hill to Brevard or other areas), SO MUCH money has eyes on it. 

A home (whether primary or investment) in my eyes is considered as a savings account once you own it - a store of wealth. 

It would be like if someone prepared to sell by painting to create fresh visual interest, but chose fuscia and lime green...those colors would certainly catch the eye but I'd never claim that they overdid the curb appeal by painting with too much visual interest.

I was never even informed of this expense, I just keep a close eye on the ledger which is how I saw the expense.

Your eyes never stop looking.

I'm thinking I could have someone manage the build as my eyes and ears when I'm working.