In any case, the OP has a legitimate business interest to be concerned.  

Being a property manager, while a good addition to one credentials, is nowhere near the same as being an experienced owner/operator of a particular type of real estate property.Further, having raised money for a fix and flip is not the experience outside investors look for from sponsors/syndicators they invest with.While the terms suggested by the OP may have been obtainable by some sponsors in the "old days", i.e. before on line real estate crowdfunding, and while there maybe some out of touch ATTEMPTS currently to sell a program under these terms, I don't believe anyone would be so naive or thick as to invest in it.But, that being said, the OP has another problem in attempting to sponsor a deal under the terms outlined.  

You touched on it a bit in your previous post, but back to the OPs original question, modified a bit for the context of your post, what signs do you look for and how do you personally go about telling when each phase transition will start and end, and therefore that it is time to switch up your strategy?

I read the great post here on BP about hiring a Project Manager rather than a General Contractor which is fine and dandy, however, somewhat impractical as an online search for RE Project Manager doesn't yield much vs GC, and the former doesn't have any reviews where the latter tend to.That said, I'm seeing if anyone has a recommendation as I need a kitchen and bath redone in a Fort Lee, NJ co-op.  

It's also important to understand and follow other contracts or rules, such as leases, timeshare ownership rules, condo board or co-op rules, HOA rules, or rules established by tenant organizations.

Hi @Derek Okahashi, hope your weekend is going well.Just from the numbers in your OP, I might be inclined to agree with the consensus to sell.However, to get a little more local...Alameda is becoming the next Piedmont (context for non-locals: Piedmont is a city-in-a-city enclave surrounded by Oakland.

All of the arguments your making (OP) are moot.

@Clayton Mobley I need to correct something about the requirements to take the sec 121 exclusion although it doesn't apply in the OPs case.  

@Ritch Bonisa  rescuing a bad situation as OP and morris has put these folks into.. can be pretty risky you now become the target..

I should have mentioned it in the OP but I am 100% taking responsibility for being in this spot.