I also look at that and with the analysis, bargaining, inspecting, arranging of contractors, supervising,and that seems like way more than a part time job.I also wonder about the BRRR strategy as it kicks the can down the road, yeah, in 30 years you are rich, and yeah, you are now playing with none of your money, but I want opex.  

I've been successful hiring (and supervising) skilled workers for a multitude of tasks directly from Craigslist.

Takes away a major headache in finding three different service providers, supervising them, paying them, coordinating all three again if something needs redone.

What better lesson than learning to use it with supervision? 

So if you have 1 house that is an hour away from where a PM generally is, each trip is 2+ hours and he away from the other properties they are supervising.

He goes in a kennel when we're not home to supervise him.

When you learn to do this, you'll know how to supervise / GC your own crew. 

You don't cost me anything, you don't require supervision or training, and I can earn some money from the deals you close. 

I know in Oregon and Washington, supervision of my activities by a principal broker (whom is also my mentor) is required for at least 2 years.

I can keep an eye on properties for out-of-town investors, do turnovers, non-licensed work, and supervise contractors.Let me know if you need help in my area (around Charlottesville, Staunton, or Waynesboro).