I have a great contractor and my cost is 300K per lot and after build value is 460K.

The contractor who is motivated to finish the project on time and on a budget is so hard to find!

I rented a cheap, old house for 1 year, saved the down payment and paid a contractor to build the duplex (2br, 1.5ba, 1k sq ft per side). 

How are you getting your contractors to price with accuracy?

My biggest concern is that I have yet to hire a contractor to do inside work who ever completed the jobs.

I'm familiar with that notification since it is the same as with easy permits when a contractor name is required. 

Over finishing, undiscovered issues, over charging contractors is exactly where much of the profit goes on bad or low equity investments. 

I would suggest picking one, getting your core 4 (property manager, deal finder, lender, and contractor) and finding yourself a good deal! 

I'd appreciate recommendations for a project manager or contractor in the Atlanta area.

Although I have been a broker for 4 years and have been involved in 6 fix and flips (keeping contractors on schedule, running numbers, being particular with the details, marketing), this is the first time I raised private money, 30k.