I'm not going the turn key route so I would be responsible for the following GC work; Site work, foundation install, furnace/boilers install, water tank, septic, connect plumbing, install panel boxes (panel boxes provided by modular company) and connect power, interior flooring, appliances, complete the siding/roof (15%) as it is delivered 85% complete, landscaping, front porch, final coat of paint inside (comes primed), 2x stair sets to the basement.My question, do you think the $94 a square foot is high? 

We redid the ceilings (took off the popcorn ceilings), painted the walls, added lights, and added an enclosed arizona room with heating and cooling.

sometimes a new investor will listen to a podcast from 2018 and hear David Greene say "find a tired property and do paint and carpet, refinance and get all your money out!" 

I'd start by painting the exterior of the house a different color so it doesn't look as familiar and I’d refresh the front landscape.

We had some cosmetic issues to upgrade like carpet and paint but that's not a big deal.

I am more interested in safer investments even if it means less cash flow.I am interested in areas with no lead paint so I am thinking either Akron or Lorraine?

4) No underlayment for the flooring in the kitchen, and the thin floor tile needs to be trashed and the whole thing re-doneThe only thing this contractor seemed to be experienced at is framing, drywall and painting.

Rehab consisted of complete gut renovation of kitchen/dining area, new hardwood floors and refreshed bathrooms (new vanity and paint).I am bullish about the long-term appreciation prospects of the property and have trouble envisioning the hold strategy over the next 10-15 years. 

I'm sorry you had a difficult time with the one title claim you had to file but please don't paint with such a broad brush with such a limited experience. 

LOLthey both working super hard, one guy is painting deck and one guy is painting AI/ML.