I have experience with minor to medium size rehabs but nothing as extensive as needed here.

3.Rent schedule available, as well as lease and income reported to the IRS4.Not sure by what you mean doing it through the city, are referring to rehab permits?  

I don’t know how or where you have a phone number or email address for help but we have had 3 people searching with no results.

To simplify the scenario I'm envisioning let me put it this way: what does a BRRRR look like when one of the parties contributing to the down payment and rehab costs ultimately ends up being the renter as well?

Do I have skills to add value so instead of getting 15% on deals, I can get 18% (self-maintenance, self-management, rehab). 

By house hacking, you're immediately positioned as a landlord, which will adequately pressure you to learn how to structure your leases, screen applications, collect rental payments, resolve the nuances of managing tenants and addressing property issues, etc.

After much thought, I decided to become a GC and mange all aspects of my investment rehabs myself. 

Did you Rehab your properties with them also?

It is more expensive but may not require an appraisal and can close in a couple of weeks. if I can wait then I use the most competitive rehab. lender after obtaining multiple quotes. 

Did you have to do much rehab?