not enough information to give you an accurate quote.the only thing we can derive out of this post is $300 in materials and 5k labor something isn't right.

Smaller local markets are harder to nail down accurate ARVs and find reliable trade labor.Regarding managing general contractors, I've heard some horror stories from our owners who have worked with GCs they've never met.

Sadly, not too many.So triple your estimated mortgage pymts from $21k/yr to $63k/yr to be more accurate.

See, when you put someones back against the wall with T&M, you're forcing them to be sure they are "safe" in that material order because they know efforts to be accurate leave a good chance of being a bit short on this n that, and either you not reimbursing, or giving em hell on why there is additional "and then" items. 

If that doesn't pan out for some reason I would definitely be sure to run ALL the numbers accurately with hard money and make sure that everything goes to plan.

I probably would have to do a more accurate estimate.

@Frank ChinBased on the opportunity value of cash your equity, if your mortgage free, is most likely creating negative cash flow from your investment property.With the opportunity value of cash at a minimum of 10% for every 100K in equity you must deduct $833/month from your rental income to insure a accurate accounting of your TRUE income.Investors must keep in mind every property has two separate income generating streams.

I won't able to provide accurate advice without seeing it first.  

Thursday I completed a large rehab in mission beach on a small unit that was supposedly built in 1901 but I question if that is accurate (I have some belief it tax built in the 1920s, but records show 1901).  

No idea how accurate that is, but I did hear it on the Facebook.