I was able to get another project manager and a new GC and get the house to a decent shape towards the end.

While predicting future gentrification can be speculative. 

I recall a case where a court held that the act of having engineering plans drawn up was the first act of visible construction.A quick review of DC's lien provisions appears to show that a sub's lien rights relate back to the date of first work and the sub has up to 90 days after completion of the project to file so someone who close on a purchase of the improvement 60 days after completion may wake up to find a lien has been recorded the next day so it's not gap matter, it's a post-closing matter.

They are the ones who also have the mortgage office which is what a lot of the servicers use but that is an overkill and way to expensive.I also know some people have created flows withing clickup and other project management systems. 

If you see really low rates, that likely means your investment will struggle to make money, and will also be difficult to sell in the future.

I live in the Seattle area, but I work with a team on the ground that helps me locate deals, project manage rehab and provides property management.

Does the return now (rental income, asset appreciation, etc) outweigh the potential for rates to slightly drop in the unknown future?

I am looking to hopefully score a duplex or triplex in the future.

My estimates say if I were to bring in the sub-trades myself I can get this project completed at about 80k.

After doing this, I then run the property through Airdna.co and/or Mashvisor.com Both of these tools will give you projections of what type of rental rates, price per night, bookings, occupancy, seasonal variations, etc.