Some might not like it but I like your 1/12th vacancy estimation and you can absorb a little more with your misc inclusion. 

I hear something like this often specifically in regards to changing the investment strategy to meet the OZ requirements. i've had a few investors and developers who like flips have concerns about the potential for inclusion events where they could be taxed on their original investment into an oz simply by using their flip strategy to buy and sell property within 3-4 months. so i'm wondering if you have similar concerns re: the conflict between OZ and current strategy. thanks. 

This isn't inclusive but should give you a good start.

This isn't inclusive but should give you a good start.

As far as a detailed scope of work, it's not as thorough as the other, but they do say, "trim + ceiling bright white" and "walls light grey".So looking at both of these quotes individually, it does look like they were all inclusive on the price as far as material and labor costs, of course, I will verify that before we get started.

This isn't inclusive but should give you a good start.

This isn't inclusive but should give you a good start.

I suggest that you analyze 10 more, inclusive of multi-families, and then 10 more... you'll start to recognize patterns and the work will pay off!

When you build your models, are your per sqft costs inclusive of all infrastructure and pre-building expenses?

We have property in Raleigh, and our PM, Wilson Property Mgmt, charges 8%, no tenant placement fee, only a $150 annual administrative fee for up to 10 properties, inclusive, and we can choose to do the turnovers or more expensive repairs ourselves or they'll provide estimates and do it for us.