@Robert Gorra - I've had a similar experience where I've had a really hard time with getting GC's to even give me an estimate, and the few that have have been way overpriced (ie, they want me to put in $20k of cabinets in a budget flip) or have had their prices go up by about 40% and still not give me a firm price when I try to nail down the scope of work.

I'm having a hard time believing that as I've never seen one installed like this. 

Airbnb is very algorithm based and despite the popular opinion its not hard to stay in good standings on the algorithm. 

For a BRRRR if you are using debt most people will use some sort of hard money to purchase and a construction loan to fund rehab (unless you use cash).

Most people that have a hard time finding PCF are looking in local areas, because it's local...or more or less local.

You are literally loaning your hard earned money to someone else who will also get a loan on top of your money to acquire some property for a fantasy proforma based on too many moving parts where no one is safe. 

I am considering getting into this space (looking at some courses), but worried that its too late, and that deep local market knowledge/understanding of buyers/connection with developers etc is required to make this work, which only incumbent/long term investors will have and would be hard for a new entrant starting from scratch to catch-up...is my hypothesis valid in your opinion ?

Begin by targeting distressed properties in gentrifying neighborhoods, securing financing through hard money lenders or private investors, and focusing on cost-effective renovations.

Do hard surfaces.

I have a theory that Twilight drone shots are hard to beat, but others would argue differently.