What do you think is a reasonable construction cost for units that are 1100-1300 square feet using granite, decent equipment, fixtures?

Buyer has examined the Premises and is relying solely upon such examination with respect to the condition, character and size of the land, improvements and fixtures, if any, constituting the Premises.At Buyer's own cost and expense, Buyer shall obtain and maintain in full force and effect at all times during the continuance of this Contract: (a) comprehensive liability insurance for bodily injury or death to any person or persons, and property damage insurance, in such amounts as Seller reasonably deems necessary; and (b) fire and extended coverage insurance in an amount sufficient to prevent Seller from being a co-insured under said policy of insurance, but in no event less than the unpaid balance due under this Contract.Seller and Buyer shall both be named as insured parties in the insurance policies required above, as their interests appear, Buyer shall furnish Seller with memorandum copies of such insurance policies upon Seller's execution of this Contract.

After several "Can I buy you a cup of coffee" emails from me, Steve finally responded when I sent him an email that had the subject line: RE: "I'll give you $500 Bucks to let me spend a day with you!"  

@Joshua DeesWere general contractors we contract out most of the the work, some stuff like painting and light fixtures etc. we do ourselves.I got my license online through Kaplan University, but there are alot of real estate schools in the metroplex, champions school of real estate is the one i hear about the most

So safer playing field if that's your cup of tea.So  really the question is where can you get the best numbers , to match what you want to accomplish.

And since your strategy is buy & hold, which is my strategy as well, I recommend Brandon Turner's book "Rental Property Investing: How to create wealth and passive income through smart buy & hold real estate investing" and David Schumacher's "Buy and Hold forever".Feel free to reach out anytime and maybe we can grab a cup of coffee and talk more.Happy investing!

What about that crappy 20 year old light fixture that now looks horribly out of place next to the new flooring and countertops?

That is, a list of paint colors, cabinets, countertops, trim, faucets, light fixtures, etc. with SKUs and pricing for all of them, all pre-designed to go with each other.

If you're local to us, we'd love to buy you a cup of coffee and pick your brain about wholesaling, flipping or landlording.

Find the local meeting and become a fixture there.