Big project with 5-year-plus horizon for return of capital. 

I've sold several of mine as I was looking to roll into larger projects or multis. 

Or do you just hire subs for different aspects of the projects

That's not a great deal but when I refied into that deal I pulled out like $100k in cash with -$200 projected monthly cash flow. 

Depending how much you're outsourcing for the rehab, the speed of project may vary. 120 days is a good target but if you can get it sold in 90 days from the purchase closing date, that's solid.

@Larry C.Do you need a GC to fix the violation only or to do the entire project?

My partner Zerik and I just finished our 4th rehab project since May of 2017.

There might be a design build firm in the area but usually they do smaller residential project.

IF you have experience and have the means to pay for project managers or other someone who can be your boots on the ground, great. 

If it's a huge project, I'll need to make say at least 50k?