@Michael Klinger, Your 1031 is complete and the 8824 reconciled and projected the basis of the old property into the new properties. 

He says he is "too busy to deal with this project being too far away from me and too small of a deal for me to concentrate any effort on".

I hired a full-time Project Manager, Office Manager, and a Sales Team of three (commission only).  

If you can find a local contractor willing to bend up material for you it is a DIY project.

For small projects I also do my own work personally with no contractors other than the very minimum the law requires.

I'm planning on building a $275K rental project starting in April 2019.

All other aspects of the deal remain attractive but we couldn't get comfortable taking on the large project without having someone in our group who was closer to the park.We have an extensive set of diligence documents that we gathered during our ~2 month inspection period.

Neighborhood with massive growth in the last 5 years may not have massive growth the next 5 years.   

Interested in offering my value too assist any current investors working projects within local areas75068Frisco , little elm, the colony , lewisville , Carrollton Driving , pickup , physical work , errands etc.

In terms of profit, this project actually ran over budget, and there won't be any true profit in terms of ARV vs all in costs.