In addition you'll need to be able to keep up with the ever changing local laws and regulations which is doable from out of state, but will require proactive effort.To find a good reliable PMC I would start by finding 3-4 that are (1) members of NARPM and (2) licensed by the state Real Estate Commission (not required in all states, but always a plus).

I understand what mentality it takes to win and how itś not really doable for certain mindsets. 

If that isn't do-able, are there areas within a 2 hour drive? 

Set clear, simple goals and break your 10-year goal into smaller, doable steps.

I’ve spoken to several GC’s that have all said this is doable and safe.I’m sure everyone is going to push the permit side on this forum, but can anyone make a case for not pulling permits? 

It's time consumng but doable.

Expenses also went over by about 5k so that was doable.

Hoarding is a protected class, as a disability, but your suggestions of having requirements for neatness/safety built into the lease sounds doable to me, with attorney help.

Tree clearing, grubbing, moving dirt for cut/fill operations, storm water, power, gas, water, fire access etc. not a small task but doable.  

Hoping to get 80% back out. 80% cash out refinance will be all but impossible (although 75% should be doable)