Make sure you know what you're getting into -- have a good grasp of zoning, permitting, setback, etc., regulations before you decide to move forward.

I have tenants in a house I bought in 83 and lived there for 10 years , these tenants have been there 16 years so far THEY have raised the rent every year 40 dollars per month , he has paved the gravel driveway ($ 6000) , put an addition on the house (with a permit) $11,000, they never missed a payment , This year he re roofed the house with 30 year shingles , All improvements were paid by him .

Don't believe your contractor to re-pipe, it will cost you around 5-7k between re-pipe and repair plus permits, spend money on leak detection after the fact.

What I don't have is my own GC license so I can pull permits for the work.I am looking to find a GC that I could work together with only on my own projects.

I would go with the permits.

Basically, that's it, but it's not really basic when you set the agreement up, let the contract for repairs, agree to materials, get permits, list the property, vary the price in selling and closing the deal.

They need to consider all their costs to include zoning, permitting, materials, labor, and construction management to name a few. 

This is likely a 3 year cycle to get the zoning, permits, financing, complete construction and lease up.This is just a brief summary to give you an idea of the process and as I opened with there is a whole lot more to the process.

Permits took about two months. 

Needs a full drywall gut, electric plus brought up to code to get any permits I am sure as the electrical box needs to be replaced.Nightmare scenario really.At $10k, if the title was clear and it was just a gut, I would have pulled the trigger and had a $10k learning experience, but not with all of the attached drama :)