Most hired hands are going to burn out fast after they have to chew out a misbehaving sub the third or fourth time.Let me give you an idea from my perspective -We are a design build firm and handle projects including plans, design, permit, material logistics, payroll, book-keeping, ground/assembly management, scheduling, rescheduling, vendor management, quality control/assurance, and every other aspect of construction.We typically have about 5 'ground active' jobs, and 5-7 more in the hopper in some phase of planning, design, or permitting.To accomplish this, we have a meager staff of 2 designers (one of whom is a 20 year architectural veteran), a full time office manager, a full time site manager, a helper who splits time between being a carpenter's assistant and a gopher for materials, and someone who does scheduling and material takeoffs.

Would it be fair to just go for a middle ground between a conventional loan and a HML?

Not sure what part of PA. you are in but you want to make sure any Footings / new walls are at least 4 feet into the ground .

Honestly, you need a good partner, contractor or PM on the ground.

A slab-on-ground? 

Boots on the ground is where you will find your deal. 

So start building relationships with them for when your real estate empire really gets off the ground.

I met guy who got an old mobile for free and let the local volunteer fire department burn it to the ground for practice.

Within a few years, your cash flow locally will easily trump what you're getting out of state as well since rents are mostly STATIC in turnkey markets.Unless you can work the grounds out there like a TRUE local, you will be paying a premium every step of the way (acquisition, rehab, PM, etc)...I guess what I'm saying is don't take for granted what you've got going for you in your own backyard.

Here is some back ground of the problem.