I want a specialist that's an expert, and not a jack of all trades and master of none.

We are working on our first flip house and we didn't plan to do the BRRRR method, although it has come up in conversation multiple times due to the area it is in, we are still tossing the idea around of keeping it as a rental.

My plan was to purchase a lot and build a foundation, bring in a doublewide/manufactured house. have it placed on foundation and have a structural engineer reclassify it as fixed real estate. then, I would refinance. 

I would like to start close to home as I plan to self manage the rental side of it.

The plan would be to move out after a year and rent my side out for $2,500 (market rent price).

I've done this so many times it is crazy, so speak with experience.Also in small towns trades can be tricky. 

I am also leaning towards GC'ing it myself, so I'm using an architect to draw up plans, and I'm looking for subs.

I've already been hearing about all the communities and mini cities that they are planning on opening around it as well.

You need to work with a property manager that has experience with this, unless you plan on doing it yourself.

I would buy a deal that at least minimally cashflows (they exist) and then plan to refi in the 18-36 month window.