Live in Flip Advice on a Total Rehab

[Ian Evatt]

I was waiting to make my second post based on whether or not my offer was accepted on a complete gut job. I either needed to find some hard money lenders OR learn how best to handle a foreclosure where almost everything needs work. Well, the bank accepted my terrible offer on their terrible house so now I need some help on what I should do next...

The Numbers:

It was listed for 32k and I bid 25k. We wound up at $27,500 and after closing, etc. I should be able to buy the monstrosity for around $29,000 total. The comps in the area are between $110,000 and $130,000 but I plan on a live-in flip where I'll live in it (once livable) for at least a few years and then see where the market is to decide to sell, rent or get a roommate. It needs between $35,000 and $60,000 of work depending on many factors. That wide range is because certain things are in such bad shape (leaky roof) it's not clear how bad the damage is throughout until I can get some estimates. Chattanooga, TN isn't an expensive town so I'm hoping a number of the things I budgeted for will be cheaper than I expect but it could go the other way too.

The Problems:

All of it. The house needs a new roof, new/replaced electrical, new HVAC, new kitchen, new flooring throughout and so much more! I can do all interior work myself excluding anything that must be permitted (this ain't my first rodeo) but this is an overwhelming amount of work that I need to prioritize what comes first and what work is best contracted out. It still has good bones or I wouldn't have bid on it at all. I also wouldn't have minded not getting the house :P but the math checks out so it's not a bad deal. Just a TON of work.

Solutions?

In the case of the live-in flip where I'm not in a huge hurry to finish the house, what should come first? I'm paying cash so there's no carrying costs and minimal utilities/insurance/taxes ($250 or less). The roof is a must since its leaking in several places but after that it's kind of up in the air. What can/should I do and in what order? What things should I let a contractor manage? What kinds of things would you guys do to efficiently get this thing "live-able"?

I guess my priority is to save money so advice like 'HVAC work is cheaper in the fall' (I have no idea if this is true) might be something useful to know. Or 'don't do any plumbing yourself or the inspector will eat you' would also be nice to know. 

What do you guys think?