I'd recommend finding a lender that can seamlessly do both the Hard Money lending and refinancing to make it easier for you. 

It is always service providers (Turn Key Operators, PM's, agents etc. etc.)  

While operating as your own GC this will save you money, coordinating can be a bit challenging.Once you have decided the level of involvement you want in the project, just get bids from multiple vendors based on the same statement of work and compare the offers. 

Usually only commercial properties with established operational expenses histories are evaluated by cap rates and then those cap rates can also be applied to buildings in certain areas representing higher or lower risk areas.

As there is only a one lane asphalt driveway that goes between the building and the east property line the contractor will have to operate his heavy equipment there and will hurt tenant access and definitely damage the asphalt.

@Andrew Liu Does your operating expense taxes/insurance?

Double closings are no longer allowed in the state of NJ so I've been told by one or two title companies that operate and do a lot of transactions in Northern New Jersey.

I flew out to team build a few times, but now operate a full business that does about 50-60 properties per year with about 1 trip a year just to schmooze.

This is the onboarding process.The next issue we came across was "How involved do we want to be with the day-to-day operations?" 

I moved out of it and now operate it as a rental (one unit LTR, the other MTR).