curious the cost, timeline anything else to look out for? 

It's going to be a money soak and large loss because it seems like the principal wants to outsource eyes, ears, and skills and is willing to pay someone else to bring their own people which costs 2-4x as much as having some of your subs and eyes on the job.If I had other pressing business concerns, I would sell all of the properties in a portfolio sale, bank the money and repurpose it, and let someone else do it all.

There are obviously cost involved in growing a brokerage.  

Your property management company should provide you a year to date statement on your rental properties which includes the income they collected on your behalf along with costs that you incurred from PM Fees, Repairs, utilities, etc

My cost basis was originally 202K for the building plus about 30K improvements.

Managing risks is key - you need to understand and minimize potential challenges like changes in the market, turnover of tenants, property upkeep, financial obstacles, and unforeseen costs.

I have two questions:1) What is the average rehab cost/sqft  (cosmetic, light rehab, and full gut) in the Charlotte market?

I'm desperately searching for a financing option for my spec homes that will give me better terms than the 10-12% interest plus $10k closing costs that my current HML is giving me.I tried doing buyer-financed, but they haven't been selling very well (although I really haven't waited long, I'm just impatient).

For cost reasons I called it a remodel rather than an ADU.

@Andrew Joseph American Contractors is the most common used in Pittsburg (or one of).