To pencil out whether a deal is good I work at a high level and have maybe a 15-25 tasks and to actually manage the work once I buy a property I might have a a couple hundred tasks depending on the complexity of the job. 

Best of luck in Knoxville, not sure I have investors in that market that could help, but I do know a couple of agents that could provide some perspective. 

The issue with RUBS is that it is fluid and it hinges on the # of occupants and this poses issues: 1) A child uses less than an adult; 2) a worker from home uses more than one that drives to work; 3) A couple may have a child during tenancy which they fail to divulge; 4) friends and family may visit for a few days during holidays.... etc. etc. etc.  --- and... these issues become issues for the other Tenant and then turns you into the constant 'utility police' because you constantly have to monitor # of occupants... eww. 50/50 is simple and simply understood and 100% while vacant is also simply understood.

I too am a General Contractor and investor here in Spokane, although only a couple months in to the BP community. 

DM me and I'll send you a couple awesome lenders that I work with.

I'd just make sure you have a VERY CLEAR SCOPE OF WORK no matter who you work with.If you decide to use someone besides your property manager, you need to have BOOTS ON THE GROUND that can view the property a couple of times a week at least! 

2-bedroom renovation into a crazy couples retreat! 

After reviewing the city ordinances, I have a couple of questions about STR regulations.

It was a tenant with a couple unauthorized cats that sprayed everywhere and we spent $9,000 on cleaning, flooring, and paint. 

We had a couple properties that the appraisal come back lower than we thought so that killed the refinance.