First Time Rehab - Need Advice

[Mark Aiken]

I'm preparing for my first full rehab on my rental property.  I've been looking for a General Contractor and all are booked at least 8 weeks out.  I don't want my property to sit vacant longer than it has to.  To avoid delays, I thought about attempting to be the GC until one becomes available and sub out as much work as possible. 

I'm curious what order I should schedule the work to be completed (e.g. painting, drywall, flooring, cabinets, lighting, mechanicals, plumbing, etc.)?  Some work I wanted to complete until the tenants move out in May, such as exterior painting, concrete repair, fencing and landscaping.  However, the inside is more complicated because I don't want new flooring or paint to get ruined during other stages of the rehab.  Also, the tenant was a smoker for 15 years so I want to focus on removing the smell before brining new items into the house (any tips on this is appreciated).

Maybe I'm biting off more than I can chew, but I would like to accomplish as much as possible on my own in the first 8 weeks.

Thank you in advance for any feedback.
 

[Matt Stewart]

@Mark Aiken I almost always act as the GC on my flips because I want to have as much control over the rehab as possible.  I also buy all materials myself, so I'm controlling costs and avoiding upcharges.  Talk to other investors and rehabbers to get recommendations for subs.  If you just try to find them yourself you're going to end up losing money.

As to the order of things this is how I like to do it.  Demo, rough (plumbing, electrical, framing, etc...), drywall and prep, painting, flooring, fixtures (cabinets, vanities...), doors & trim, finish, and punch.  Some will say to put off painting until later, but I prefer to prime and paint before putting in any new flooring or fixtures.  I'm in Ohio so exterior work is always weather dependent.  

For the smoke smell you need to prime everything with oil based Kilz.