So that's my Rx for you; do LESS, simplify, don't chase grand-slams swing for the bases, focus on the simple obvious, be a good landlord. 

The pros of not using an agent are you save a few grand the cons are who is going to be negotiating and creating the offer and purchase and sale agreement.

We started looking at coaching programs and some of these things just seem ridiculous at 20-40 grand, and some seem more like life coaching programs as opposed to real estate programs. we don't want to syndicate we really would just like to find someone that we can bounce deals / ideas off of and have them assist in underwriting and giving us a better sense of security that we are doing the right thing.

Chances are if you’ve ever been to the Grand Canyon you’ve driven through it.  

Unless grand fathered, bedrooms require egress.  

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. 

Paid $140k(few grand over the 70% rule), quoted $150k to complete the rehab. 

I bet this person paid less than a grand for the rights. and will want 10k from you...

Grand Rapids is a great market (we just vacationed here and loved it!).

Check out Grand Rapids Michigan.