Insurance discovers the cause to be unpermitted work, then you're screwed.3) House burns down due to faulty work and injures/kills tenant.

If you have to make sure the janitors show up, the drywallers do good work and are negotiating leases with national tenants you may be selling yourself short if you charge a flat fee based solely on rent and NNN charges. 

You'll save money doing some of the work and will learn a lot in the process.  

No short cut around this just have to get busy meeting folks!

There may be shortcuts you can take but if you're serious about this business, go out and get your project bid out. 

For me, it's so i don't have to work and have time to spend time with my daughter, and to be able to afford to let her do whatever she wants to do (e.g. learn sports/musical instruments/arts should she desire to do so). 

The only reasons I can think of why someone would do this is A: They realized they are way over budget and are heading for a loss, they want to recoup their investment and move on, leaving someone else to deal with it. or B: they are catering to designer investors who just want to put their finishing touches and design on the property without having to the nasty demo work and such. 

They'll give you all kinds of BS "not covered" reasons not to do the work and collect their service visit fee.The contractors who deny the most are bumped up the list, and get more service calls.

My plan would be to put about 20k into the kitchen, floors, and bathrooms hoping to turn a 100k profit (numbers don’t work as a rental) and buy a property that is livable but needs work and do the same again over the next couple of years.

With the film industry boom, people were flooding into GA from Los Angeles and elsewhere getting a lot of work and getting paid very well to do it.