The place where you can add value with no money is a situation like: you find project A, it is a 120k purchase and it should need 80k rehab but you can get rehab done for 65k cause you can do some of the work and you know how to save on materials and you can manage the rehab. 

From there determining what you have budgeted for your first project.

A good designer and architect are key for a successful project like this and keep in mind these aren't cheap.There's a lot more details to consider, feel free to DM me for more details.

There's also huge development projects, many spearheaded by Dan Gilbert's Bedrock investment company. 

You’re a Project leader.

I think a lot of people like those on the Forum are entrepenurial thinkers and can design ok on their own, but of course there are some people who cannot design a doghouse and will need you for the whole project, lots of those folks out there..... :-)

And banks dont care about our math projections and how hard do you want to work to prove your math projections..

What kind of ROI i should look at, considering project completion will be 3 years roughly?

An owner can challenge the number of hours their PMC bills them for a project though.2) Contracting every job out, but the bids aren't shared and owner just gets a bill on PMC letterhead covering labor & materials, with little detail.This is a pretty difficult situation to understand the charges, so you can monitor them. - The smaller the job, the easier to understand using the material & labor steps above.- Larger jobs may require requests for more detail, so the above steps can be applied.Be sure to check your management contract for what you agreed to.

If this is something you are interested in, let me know and I will send you our projects.