One component you could be under-estimating is the rehab. 

Your comment on SFH vs 4-10 plex makes sense and aligns with what I was already feeling.

Goals/vision & morals must align.

We have also been asking this contractor for a remaining balance on his end, so that we can align it with ours (granted he offered this information before we asked), and it has been 3 weeks and still no numbers. 

They need to believe that selling to you is in her best interest and aligns with their incentives.

We have used Align Foundation on a number of rehabs.

Do you guys think this aligns with BRRRR?

It’s a neat idea, though the dependency on mechanical actuators for deadbolt style locks could be a challenge if you’re installing in older doors where alignment or fit may not be perfect: https://level.co/products/lock

You have several generations of systems and components in there so lots may be newish.That age is more common than not over here…but definitely get used to hearing some version of…” I don’t know why the hell they did it this way, now we have to…”

There role is to be your advocate through the process and ensure your contractor is offering sound bids and providing good work.Now, it doesn't always work out that way, but generally, incentives are appropriately aligned and most 203k consultants do a great job.