The responses from this group have been incredibly helpful. 

Having worked in corporate architecture firm for 13 yrs before opening my own firm, I understand your basis @Jay Hinrichs and it's totally accurate.

Many of the BP calculators want you to put in 5% but this is not always accurate.

@Ramada Evans wow, took you a whole year to come up with that response?

So far he has been very responsive and goes over and above for sure.

What tools or processes have you implemented to estimate rehab costs more accurately and avoid scope creep in BRRRR projects?

Readers should seek professional advice.Thank you for your wonderful response, Ashish!

As a full time investor/wholesaler in Memphis TN I would say if the numbers are accurate then it sounds like a good deal.

Even if the property owner LLC is named as a co-defendant for construction related liability if you implement the steps I mentioned in my earlier post,  in most instances construction related liability can be deflected to Builder or responsible sub contractors. 

I was told it's more difficult to find tenants for smaller multi-units(duplex, triplex, etc.) due to compatibility, but I'm not sure how accurate that is.