I fully understand your position, it just does not apply to tenants when the reality is that the vast majority have a hidden resentment of landlords.

Would it be possible to do something similar but not exactly like a BRRR where you buy a NPN for a major discount, get it reperforming, and then use the increase in value to "borrow" against it and get your original capital back out? 

We purchase everything "cash" which is a LOC issued by my lender - put our own funds in for rehab then refi get vast majority of funds returned.

I'm looking to flip a property, and I want to get insurance (to cover the house if there is any major damage, but also in case a contractor or anyone else gets hurt at the property).

Seems to me if they want to make major capital improvements, they should buy rather than rent.

I travel a majority of the year volunteering with a non-profit organization.

Any recommendations for Architect’s in the Atlanta Area that specialize in major residential renovations?

Due to the risk of the deal falling through--it has happened to me at the closing table--I wouldn't ever do any major improvements. 

The role of the GC on a small project is very different than the role of the GC on a big project. 

But being in a major city and in one of the neighborhoods seeing genrification rents were able to be increased by 2019 to $5340 a month and it is being sold now for $650,000.