I end up spending 20k more than I expected.

Get a gander at your competition and see what they are offering and take it up a notch.You might check Fiverr or TaskRabbit (not sure for interior designer) and see who is out there.They should be able to help you out remotely and without spending a ton of dough.

It's soul-crushing, and no one should spend the bulk of their lives dreading going to work.

You spend a lot of time and money having people do this work, and at the end of the day you don't net any more income compared to a long term rental.

The entitlements would cost 50k to do. we'd make 2 million on the land if we do the deal. stick to the same market and same asset class. we do urban adjacent urban infill for midrise in hotels and extended stays and apartments in Columbus Ohio. what market are you in?

Given that the build time has greatly been extended, my numbers when initially run are going to be much different moving forward.

Hi Robert, I always look at the rehab and deciding what I can do vs the opportunity cost of spending my time elsewhere.

You can spend as little as $100 to form an LLC, or you could use an attorney and spend $1,000 or more.

Obviously what some of them have done is decrease consumer spending and increase savings.

This means taking days off of work to handle business, dealing with the subs and any deficiencies they may have, spending time dealing with the city, for both permits and inspections.Having GC doing everything won't entirely eliminate your time cost, but it can mitigate it to an extreme degree.My take is that if you are confident that you can be as fast as the GC in handling everything and there is no negative impact to your other business then by all means do it.