There were quite a few lessons learned and this required a lot more hands on supervision than normal.

@Jerome S. in Minneapolis I've used Urban Enterprises & been happy with them, they run an organized communicative operation w/ good prices and supervised by a very experienced PM.

Agent’s Supervision of Third PartiesExcept as otherwise herein set forth, in the management, maintenance, operation,repair, or rehabilitation of the Premises, Agent is authorized and empowered to hire,employ, discharge, and otherwise supervise third parties, including without limitation,servants, employees, contractors, subcontractors and other personnel engaged on behalfof and at the sole expense of Owner.Owner shall have sole responsibility and liability for the acts, transactions, oromissions of such third party.

If I take out all soft costs, loan interest, and supervision the build cost is under $100 per sq ft.

I am thinking about investing out of state although my risk over there is that I will not be available to supervise the property and to not have control/supervision over my investment is a scary situation for me.

I was present in the house as it was being done, because I was supervising and also touching up with cleaning myself.  

Also I've found that I am most skilled off the court supervising as opposed to actually swinging the hammer, it's something I can do, it's just not the best use of my time.

On jobs where I was a subcontractor, working alongside the builder's own employees (with no direct on-site supervision), the amount of outright theft of time by some guys in this business, by constantly showing up late & taking 20 extra minutes at lunchtime, is appalling, and lots of builders have too much going on to truly see how much it costs them.

An invited guest of the tenants brought a child over and that guest (and everyone else at the home for that matter) failed to supervise the child, and unfortunately the child fell in the pool and drowned.  

Are you comfortable going out there to supervise?