I'm looking for 70% ARV deals (in general)I've had mail campaigns years ago only to have them sour out (I admit a lot of them I just didn't follow up on because I got into another project-like a large scale flip/rehab/dev).

The first one gives you an example of "forced appreciation" and scale.  

My goal is to scale as quickly as feasible in order to homeschool the kiddo.  

She is fully supportive of saving to invest in real estate, but while I'm ready to scale way back and sacrifice to do it faster, she isn't.

I am looking to be the Owners Rep and deal with GC directly.I agree "the tasks listed are the General Contractors responsibility"; however, as a developer I haven't found (yet) a GC who can perform those tasks efficiently so it had forced me to create and implement systems in order to scale my business. 

The rents don't scale, so you'd make more with ten $120,000 houses.

If you have other properties close by you can scale in a full time PM and repair person. 30 units on it's own without other properties the numbers are not there for scaling.

As bad as the publicly traded SFR REITS have been beat up by Wall Street since their IPOs for poor execution of their models and failure to make it into the black at their quarterly reports, I don't think anyone is going to make the argument that they are less competent than subprime borrowers.Absent some massive scale fraud or global collapse of the US or worldwide economy (and again, we did both of these things with subprime, so its not entirely out of the question), I think that the securitization of rental cash flows will provide more liquidity to a market that could certainly use it, and have a net positive effect on the economy.

This will help dictate what is best for you (everybody is different).I have heard of people flipping houses with full time jobs but obviously they are probably doing this on a small scale.

I consider managing my places my business and enjoy it on a small scale.