I would not let a GC pick finishes - especially if its a flip - if anything get a realtor to assist.In regards to doing this from afar, I recommend hiring a project manager for a few grand per month to oversee the project for you, if not you are relying 100% on the GC which is not something I recommend. 

Really if I could sign a group up for 2025 I would be very happy with that and would just try my best to do month to month until the new school year. 

Oh and I have another one that is mf that I think we got checks maybe 6 out of 12 months..

Even if the property was financed with debt in the last 12 months, capital gains are tax-deferred or tax-free within the Solo 401(k).4.

Yes  I think the best move here is to asses your total monthly debt and see if a cash out refi will help decrease the total interest and monthly debt obligation.

Florida's West coast or Austin TX are seeing 5+ months of listing inventory and declining home prices.

Most borrowers I speak to are just assuming that rates will drop off the table in a few months.

San Diego SFH rad average rent increase of $600/month last year (source Core Logic).  

If you know that a 2BR single family rental averages $1000/month in your market and someone tells you they have a good deal for you on one for $175k how much time are you going to spend analyzing it?

They are all on a month to month agreement and have all been there a year or more.