Rehab/gut costs for Baltimore row home

[Kodie Altvater]

Hi bigger pockets, I've been spending a ton of time reading the forums and I love it! Hell, I went to engineering school and I feel like I learn more on here than I did in school! I'm currently in the process of finding a place to rent out/house hack in Canton, Baltimore. I feel like I've found a perfect place that fantastic buy and hold; however, the place is a foreclosure and it needs plenty of work. I've shot off a few emails to try and get some estimates but I'd like to hear what you guys think? I've done the numbers and with a conversion from 3-4 bedrooms, I've calculated a ROI at minimum to be17% fully rented and about 7% if I'm living there. This would be minimum based on if all things go to hell, like ARV too low, etc. Here are the numbers and the major things that I think need to be done. Details: 3 bedroom 1 bath, 1400sq ft row home. Wish: 4 bedrooms 2.5 bath. The bedroom layouts are fine but absolutely need to be redone. (The walls are the junk and the entire house has drop ceilings). Additionally, the basement is completely unfinished. The basement also appears to have some structural issues. Old owners did a patch job but there is bowing of the brick and seemingly some concrete separation from the wall. The basement door also shows a slight sag. As for the separation, I'm no expert but I think it's a possibility that the previous owners started a french drain project but gave up.. How much money would you expect a finished basement with added bath and structural fix, gutted and redone rooms, complete conversion from drop ceiling to drywall, an expanded kitchen/reno, and added bathroom to the main floor, cost? I'm really trying to get a feel for what I'm in for and so any thoughts, advice, or insight for the newbie would be fantastic!! Also, if anyone is interested I'd be willing to go over more of the number details of the potential rehab!