As for the GC I would start with a small value add so you can build trust and go from there. 

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

This is a "hire someone" but getting someone to look at it before we need to put in an offer is tough in the local market and the contractor we usually use is unavailable do to family issues for the next two weeks.  2) Will it matter which direction the new stairs would run up the second floor in regards to the direction the joists run? 

The stream bed in question is small/ephermeral, and the properties haven't flood in 12 years, even when the local area has seen some massive flooding in the last decade.  

Keep in mind they are likely paying below market value, so giving them a small amount won't be enough to cover the new market rent that they would be moving to.3.

We are a direct lender . 50% of the land covering 100% of the construction .

I bought a bunch of rentals in FL during the pandemic and am going to 1031 them into CA for the risk of weather and appreciation benefits.Some of my clients are doing pretty good with small-multi family in the Bay Area, but they are getting 20% discounts upfront by sourcing the deals themselves. 

Now if you are just doing a kitchen or a bathroom, most folks on here are looking for a small crew.... not really a GC but sort of.

- When you began investing, did you start small with residential properties or did you dive into larger opportunities right away?  

You can request those tenants to clean the bathrooms through rotations or just charge them a small cleaning fee to hire cleaning crews to clean the house 1-2x a month or you do the cleaning yourself to save up money and have extra passive income.