have you considered that maybe your bad luck with tenants and payments could have been alleviated by going with a good, locally adept PM?

In the area there are comps with and without garages selling, but to alleviate that we are really stepping it up in the finishing department using nicer finishes and framing in the carport to add a 4th bedroom.

I think it would alleviate some of the trial and error investors go through with the more traditional methods of finding contractors, and some of them not being very good.If it was implemented, there's also value added in this way: if contractors are reviewed/recommended who are not a part of BP, ones with positive reviews could/should be contacted and invited to join the site...would add tons of credible knowledge and experience from the contractors' point of view...which we all learn from.

I've found that renters with large dogs tend to have less turnover, and meeting the dog and making sure it's well-trained can alleviate a lot of the worry except the scratching of hardwood floors, which is a given (slightly more damage than parents who let their kids use their scooters, skateboards, bikes, etc., all over the hardwood).

By simply reiterating "I'm looking for a tenant to begin a lease on September 1st" you can alleviate yourself from a lot of people who would simply waste your time otherwise.

Can you help alleviate those concerns?

But, since this is my first rehab, am I better off subbing everything out myself to learn the trade and reduce cost vs. having a GC sub everything out which increases cost and alleviates headaches?

Unfortunately, with the rental landscape here in Seattle, WA area (it's scary aggressive and expensive), it's difficult to locate a place that will be available a month from now, much less 2-3 months (even if you pay a healthy deposit).Does anyone have any tactics they are willing to share to help alleviate my concerns of possibly having to live out of my car?

What have others done to alleviate their fear? 

The competition factor around here is somewhat daunting but BP is helping alleviate some of that pressure about how to go into a deal as prepared as possible.