What other numbers/expense to consider when doing a rehab?

[Youdo Thirakul]

Hey guys,

So one of my good friend, a realtor, showed me a foreclosure. We walked thru the house and estimated the rehab to be around 20-30k, mostly cosmetic, floors, paint, kitchen and bathroom with asking price 202k ( I will be doing most of the cosmetic and flooring myself along with my father). I called some friends and show them the number ARV 270k-300k from the comp i found and from what she showed me. I didn't walked it thru with a contractor though because i didn't want to waste his time. Using the Rehab calculator from bigger pockets i came to the inclusion that it only worth it if we can get the house for 170k or less. I emailed a private money lender i met couple of weeks ago about my numbers and we were talking a bit but once i emailed him my final number which was 30k, and asking for 150k ( i could've ask for less because I have friend that was going to put some money in this project) but now I haven't heard a thing from him in a week.

is my number to vague for him and it scared him off.  Here my numbers:

Bathroom = 6,000

Flooring = 3,000

All new carpet, which I can do myself with my dad since he has all the tools for that. $500

New garage door = 1,500

The cabinets looks okay for be but I will need to update then by painting sanding and painting them but that shouldn't cost me much since I can do that myself. If i need new cabinets it won't kill my budgets since I will have help with most of the work.

cabinets = 500 - 1000

Landscaping doesn't need to much work, I do have a good friend that own a landscaping business so I know he will do it for a good price.

landscaping = 500

I had a friend that just put up all new fence so he can definitely will help me

New fence = 500

paints = 2,000 exterior and interior. (one of my tenants has a painting business so he will give me a deal plus I will do interior myself)

The back deck need a good wash, paint and fencing

Deck = 1000

Refinish the fireplace = 1,000

New appliances = 5,000

My cabinet number might be off but it didn't look like i need too much work plus this estimate came up to around 20k so there is room for new cabinet if need be.  I know i should leave some cushion just in case we need new roof ( the roof looks fine to me) electrical, plumbing, and other unexpected things, well thats why i think 30k is a good number.  Since a week a go, the asking price for the house did drop from 202k to 195k, with the drop i hope i can get an accepting offer of 160k. but again we don't know until we do and i don't want to make an offer with all the number in place.  Right now with 4 guys I have about 80k between us. Let me know what you think of my number, any suggestions would be good.  I do trust my realtor number (she said 30k too) because she is a good friend of mine and sold me my last 2 properties. Maybe i'm just a newbie and just itching to do a flip, that this is immature numbers.