It's a horrifying market for numbers.Just some general considerations for househacking-https://www.biggerpockets.com/...If you have reno skills and all that though, who knows!

That has everything to do with you and your skill set.

Sure, there’s overlap, but they are different skill sets.

I have it in the budget to pay him to leave and also have a particular set of skills to be very convincing if need be.

This applies in general to most businesses vs real estate investments.Can someone with right skill set, abilities, knowledge and luck built a very profitable STR arbitrage business?  

With the planning and building dept's heads deep up their rectums plan for 4 years to get your permit.Is $400/sf including the soft costs or is that just the hard costs?   

Tenants have liked that it's much easier to keep clean, and they can put an area or throw rug down if they want to for softness/color.

They picked up where the previous PM left off (that PM was the opposite and was definitely why I qualify a GOOD PM instead of some random guy who thinks he has REI skills), and just started kicking butt and taking names.

I know my skills and this is not one of them.

You become really good at finding deals (which is, the most important skill for a real estate investor, right up there with raising capital)2.