Cost estimate for carpentry work for flip project

[Marssie Versola]

I am new to flipping and am looking to get a cost estimate of the following carpentry work.  Does anyone have a decent rough estimate for this type of work or a suggestion on where I can get it?   I am new to flipping, and haven't yet secured my contractors - just looking to do some cost analysis.

A. Frame and finish a L shaped wall in the current recreation room wall approx 7' long x ~18" deep.
B. Remove door to "office" and open wall to frame out closet, or just close off.
C. Remove wall separating bedroom and office (wall is ~7.9 long)
D, F, G Close off 3 interior doors
E. Close off 1 exterior door
H. Add 1 interior door to bedroom
I. Remove 1 interior door in master bath but keep open
J. Build 1 15 ft fence (exterior)
K. Build 1 45 ft fence
L. Fix floor-grade garage addition

Looking for rough estimate at this point.

Thank you!

[Evan Polaski]

@Marssie Versola

While I "agree" with Bob, I hope I can point out a little more about why Bob said what he did.

A. You are asking for carpentry bids.  Carpentry is often wood related, but most true carpenters are not drywallers.  But additionally, is this an 8' ceiling, 10', 30' tall?  Will this new wall be required to have electrical service added per code?  Sounds like it is long enough that in my market you will need an electrician to add an outlet on both sides.

B. This is demo work.  While small demo projects are typically better to have built into carpenter's bid, versus hiring a dedicated demo crew, each scenario will dictate that.  Carpenters will charge a lot more to do this demo than a demo crew, on a purely $/hr basis.  Also, who is disposing of materials?  Do you have a dumpster on site?  Is haul-away to be priced in?

C. Same as A and B.

D. Same-ish as A.  There is framing and there is drywall.  Will this also create enough contiguous wall space that an additional outlet is need?

E. Is this allowed?  Do you have requisite ingress/egress without this door?

(We skip F and G)

H. Is electrical or duct work running through the area that you want this door added?

I. How do you want the opening finished?  I am assuming you mean remove door, stops, etc.  If so, do you want the opening drywall wrapped or woodwork trim?  If trimmed, are you looking at solid finish Oak or basic 1x trim to paint?

J and K. Cedar, pine, chainlink?  4', 6'? Shadowbox, dog ear, privacy?  Are all posts going into dirt or are they patios/concrete anchoring to contend with?  What is the landscaping like in these areas?  Is it clear access or hard to get to?  Are you tying into exiting fences? Too many options to list here.

L. What's wrong with it?  Does it need skimmed?  Is ground shifting and need restabilized?  Is this tied into house and potentially creating larger foundation issues?  

So to Bob's point, I hope you see that nothing is "straight forward".  Call various contractors.  Get bids.  For reference, I had a renovation that we redid ALL plumbing from under foundation to all new kitchen and bath layouts.  Our bids ranged from $10k to $25k for the same scope of work with permits.  My point being, you need to talk to contractors in your market.  Be clear as to who handles what.  Who is painting?  Who is drywalling?  Who is installing baseboard and quarter round.  Who is filling nail holes?  Who is caulking gaps on trim?  Who is installing electrical, where needed?  Who is pulling any required permits?