One AZ is great - used them many times. 

If I sell one house per year, it will pay for itself.

My plan is to live in one of the units while renting out the others.

For the contractors, there are always going to be ones that have you already saying yes to stuff and will just continue to send crazy change orders, and when they do that is when you stop the project and go elsewhere. 

No one lives in it and it gets hauled out a few times per year. 

DealMachine is another one I'm looking at

To make a long story short, for one property you are not going to save $ in the long run and realize materials can take 6-16 weeks to arrive. 

Or does one product typically offer better rates?

One is a condo conversion, 1.45mm project and the other is a townhouse around 470k.

Good potential for appreciation/rent growth upside as well in the next 5-10 years in my opinion with the market still being one of the most affordable in the country.