It takes a lot of work and determination, but will be worth it in the end.  

Bottom line; since you are doing the GC duties yourself, then I don't think subs will even question why there is not GS, but be sure they know they must provide a quote for all work and they you will be getting other quotes as well.  

Unfortunately It got nasty between me and the original contractor, an the project ended up taking a week and a half.Now I stipulate that anyone I company I contract with has to actually perform the work and can not sub it out.

Make sure that is 100% leak free before doing anything to the interior.I've seen plenty of places where folks do a ton of work and skip out on a $20 fix for the roof and ruin it all.

I'm not a fraid of steady hard work and several room mates.

Similar numbers to yours: I have an investor I network with in Michigan and there's a property under contract in a great rental area that $21k would include the rehab work and it would rent for $650 easily.

Shortly after Christmas  I am at the property doing some work and the newer tenant comes out very upset and let me have it that the other tenants got a gift card and she didn't.

I can walk to Gather from work, and Hacienda's on the way home.

Too much work and no guarantee at the end

I kept the seller in the deal to do some of the work and that is the first and last time I will ever do that again.Only over budget by $1500 is terrific and you got a nice fence out of it.