I do also have DIY/construction experience.

Can it be treated DIY?

If you decide to go the DIY team route, you'll need to vet each partner individually, but your PM is still going to be the piece of the puzzle that is most incentivized to keep you happy long-term, so finding a team you can trust is paramount.Best of luck!

We do most rehab stuff diy except plumbing and AC We use the same persons repeatedly.

Kit Serrell Loan OfficerNMLS ID# 2349806https://alcova.com/kserrell/

An agent showed the property and had a lead based paint test kit that almost looked like matches.

First, if the plumbing work required a permit, I wouldn't hire an unlicensed plumber, as they wouldn't be able to pull a permit (and I'll never try to get around pulling permits, as that's a liability risk I don't want to take)...But, if we're talking about work that doesn't need to be permitted -- for example, replacing a trim kit on a faucet, replacing a toilet, etc. -- I'm happy to hire a handyman or a "plumber" who isn't licensed and/or isn't insured. 

@Tommy Feraco JrREI Hub is an up and coming DIY software that has many of the features that you are looking for.

I think there's a perception (fueled by DIY/HGTV/Infomercials) that this is an easy business to do well in. 

First one is straightforward: DIY.