A good GC has a number of subs in their list, at least 5 each trade, or should know how to screen subs, have proper procedures for subs not just picking someone from craigslist, another form of GC has their own crew and only has special subs for special trades.

When you trade at that level, you need to understand how the sellers work.

I think you have to look at the strength of the market.. much of what has driven PHX was new construction and all those workers that lived in the apartments.. in 04 clients of mine ( I did not broker them linda gerchek did)  bought 4 plex in PHX for 350k each by 2010 they were 100% vacant and selling for under 100k.. now granted rising tide raises all ships.. but in the other areas you mentioned they are not as susceptible to wild swing in valuation when new construction slows way down or comes to a half. 

And this is with a lot of custom (more expensive) details.The good:  I have good contacts in the trades to get work done. 

In other words, this property does not cashflow.Have you considered trading the "hope for appreciation" for "cash every month in my pocket"? 

@Fred Shatzoff - My plan is to buy and hold for cash flow and trade up when it makes sense.

He told me he had the opportunity to trade into a new car and get a check back on the deal, which intrigued me so i asked him how so...Basically he said that he trades into the newest cheapest cars he can get into every year or so before the bumper to bumper warranty expires around the end of the year when the new years cars are showing up on the lots, he said there is always a dealership somewhere that will liquidate cars just to clear lots for new inventory... which he takes advantage of... 

Hi, my Name is Garett Jacobs...Ive been in the trades since I was 18 though my dad was a painter so I was an subject to indentured servitude since from around l the age of 13. 

If you focus and specialize on one part of the process you can master that as opposed to being a jack of all trades. 

It deffently opens your eyes to the rules of the trade.