ROI Questions for Single Fam Flip

[Elizabeth Nolan]

This will be my first flip and I have questions on ROI.

As background, it's a 1400 sq ft ranch in a very desirable area where homes typically fetch $500/ft+ after rehab or new build. Just to use round numbers, I'm buying for about $250k and plan on putting about $200k into renovations and an ARV around $660k. This will be an architecturally interesting building on 2+ acres with power gate at the road and fairly long driveway that sets the house out of sight from the road.

As far as positive ROI - I'd like feedback on the following items:

-Switching to tankless hot water heater (current water heater doesn't look so hot)

-Upgrading electric panel to a Span Smart Panel. I think there's already 200 amp service in the building.

-Relocating the electric panel out of a guest room and into the mechanical room. 

-Sauna

-Hot Tub

-Patio/courtyard (large cement tiles on crushed bluestone with lighting, natural gas line to bbq)

-Secondary patio off primary suite

-Losing sq feet in the primary bedroom to enlarge the bathroom

-High grade cabinets

-Appliances with cabinet fronts

-High end appliances (Viking/Miele instead of GE Cafe)

-Outdoor shower (teak box walls with a dry well beneath the footprint)

-Wiring for Cat6 to every room

-Wiring for surround speakers (or including the speakers that are built into the walls)

-Sonos whole-home audio system

-Hardwired cameras (with on-site storage) to the exterior of the house

-Smart features: thermostats are a given, but how about light fixtures, switches, aromatherapy, fans ... anything else?

-Landscape lighting (It's a long driveway ... lighting on it? lighting up the house?)

Any/all thoughts on these points or some others that have great ROI will be appreciated. Thank you!