Aussie guys hooking up with Bad US guys and .. they were buying props for 10 to 20 then reselling them for 80 to 120k all in the worst areas of the US..

Keep money on hand.But, if you are well funded, know what you are doing, stick to the law, are proactive, are organized and honest and don't promise what you can't perform and don't "rent back" to the seller for any reason at all and don't borrow from or involve people who can't afford to lose their investment with you and don't put 3rd and 4th liens (borrowed money) on properties and don't buy from "vulnerable people", and you buy only in states that don't focus on suing for perceived wrongs, it won't be a problem, most of the time. ;-)

I have a very small crew, a solid network of subs but need help organizing it all.

First, get as organized as possible and present yourself as a business, even if it's just you running a business.

Feel free to inquire about their staff qualifications if it's a larger organization.2.

Don't overthink it too much it already sounds like you are more organized than most operators and you track your time and use a system.  

Are you organized and able to budget, track financials, maintain documentation?

Obviously, I don't know anything about your finances, so for all I know, you may have a few million in the bank, and this project is just a fun experiment that wouldn't even be a drop in the bucket if it all turns south...but, regardless, you'll want to model out what would happen if this project crashes and burns...As you may know, managing a rental in a D to F area (or even a C area) is usually not recommended (for many reasons), and funding a rehab with credit cards is also usually not recommended (again, for many reasons). ...even highly experienced investors often won't touch anything lower than C grade because of all the difficulties of managing and re-selling them...If you're dead set on rehabbing the place and keeping it, I'd strongly suggest studying up thoroughly on the local rental market and tenant pool (e.g.; rent medians and lower and upper bounds, typical days on market before securing a tenant, local vacancy rates, tenants' typical income, education level, employment opportunities, credit, and rental history).

I don't see that it would add appreciable value for the appraisal or for rent, AND when you go to re-sell you would probably want to tear all that work out and put it back how it is now as your typical buyer is probably an owner-occupant and would prefer it as it is now.

They don’t move in parallel… they are more “realiable” these days.I could guess in your situation is you fall into investment trap where your limited choice of investment may make you decide for sub optimal investment.but one tip if you decide to go into 40% down dscr 1 ; make sure your neighborhood appreciates higher than national average that way if market drops you know there is organic demand in your place.