I have a basic one, but am looking for something more robust for both smaller project (duplex) as well as a apartment building 

I'm a construction project manager and I actually love doing it, I just hate working for someone that does not appreciate hard work and i'm sure you've all felt that way.I have a "One Thing" goal of ultimately being financially free from owning rental properties. it would be amazing to complete that goal/dream in 5 years, but realistically it will be 10.

Going full-time with numerous clients is a different beast when it comes to marketing, etc, but it doesn't sound like you necessarily want to scale that side of things.When you add in the fact that I was able to save 2.7% on the acquisition price and 3% of the re-sale price on every rehab project we completed (30+ properties/60+ transactions over 4 years), I came out way ahead.

Planning for a project that I just got under agreement... a BRRRR deal. 

Hi @Eli Kalen - while I am a big fan of the BP calculators, I don't like using them for a project of that size.

My realtor (very good friend and successful) says take advantage of the market and sell it and find the next project.  

I would help out and work on your project.

Proceed with caution and be sure he knows what he is doing before letting him do the whole project.

What I would do is find a local developer that has a good reputation and/or doing lots of deals and reach out directly asking if they have any projects looking for investment.

I have financed several projects that required our borrower to evict a non paying tenant.