I have been footing the bills up there a lot and the other siblings are only interested in what is good for them and their bank accounts. keep wanting to put her in a old folks home,but she is not at that stage yet.physically sound ,just the mental part that has failed ,and they want to move her hours away and take over her finances.

So you may not want to pay a truck steam cleaner $1 foot to steam clean the floor until after drywall...to see if it is necessary.

I would express the concerns not only around the liability, but unless you are willing and able to sell a foot of the property to him, you can potentially have major issues when trying to sell the property.

Using a per square foot estimation for rehabs can get you into trouble as they are terribly inaccurate and those that teach or preach this method are way off (with the exception of the rehabber who does 5 a month every month, all the homes are very similar and of similar size so one could have an "average" over 60 qty in a year).

In fact their data is a bit old apparently, per the foot note: "February 23, 2016".

Do it now and you can gut to only about a foot above the flood line if it did not siphon up the insulation. 

My strategy was always to put my best foot forward - get a solid deal lined up, make sure the numbers are legit, pull the equity out only when the payment will be covered by an investment and still have a happy marriage.  

You are correct, they are totally different and estimating rehab budgets is not accurately done by a per square foot basis unless every one of you rehab projects are so similar that they are the same.I can't give you a price per square foot without knowing the exit value, the finishes, the lot, etc.

The last one I looked at was 114 pages.So what I took from that is to look at it from several different angles as in-depth as possible.The appraisal I was looking at was for a 10,000 square foot office property.

Any other suggestions on getting my foot in the door prior to licensing?