I want to keep away from any short cuts , I am not looking to take large cuts from sellers (I’m a true agent at heart and looking to serve my clients) .

So it can definitely be done, it just takes a lot of work and persistence. 

A prudent investor doesn't seek quick riches through shortcuts.

Attention to detail is a big one for me, make sure when they wrap up jobs they do the right work and finish the job clean without having a ton of stuff missing 

To meet material participation, you need to log at least 100 hours of work and do more than anyone else involved.

Tons of unfinished work and headache for new owner.

Last piece of advice is to avoid shortcuts on the development phase in an effort to make up for the added carrying costs.  

Net Income: 100k~ depending on overtime workedHere is a breakdown of the potential property we would be looking at buying as a long term investment. 3 Bedroom, 1 Bath, 1000sqft, attach single car garage, fully fenced property, needs no work and would be in a state of immediate ready to rent.Purchase Price: $289,90020% Down payment: $57,980Mortgage Rate: 4.5% Amortization: 25 YearsProperty Tax: $3185 annuallyBi-weekly Mortgage Payment: $592Rental Details:Monthly Rent: $2600Mortgage: -$1184/monthProperty Manager: -$260/monthLandlord Insurance: -$105/monthProperty Tax: -$265/month15% Put Away: -$390Leftover: $396Does something like this make sense to jump on?

While operating as your own GC this will save you money, coordinating can be a bit challenging.Once you have decided the level of involvement you want in the project, just get bids from multiple vendors based on the same statement of work and compare the offers. 

Also, they are purely a capital investor then they won't want to do the work and merely want to have faith in their ROI