this is a nearly full gut, floors stay, everything else goes. moving walls, new mechanicals, etc. also I guess I know now to draw up rehab plans before engaging contractors.

My unhappiness in my job stems from corporate america and my head is sore from banging it on my cubical wall so often.  

In addition, you're still going to need to meet the building code standards and might need a variance if you exceed the allowable FAR.Sadly, at least in our area "just framing in and dry wall isn't going to cut it.

Maybe you should watch Wolf of Wall street and refocus your efforts...

I’d much rather have a month or two of vacancy then a year worth of headaches from someone sharing a wall with my family.

I just finished a kitchen rehab that involved removing a load baring wall, new cabinets at 10k, tile floor, reconfigured plumbing/electric and all new appliances for just under 30K.

Something ideal for your buyer would be cosmetic, so floors, walls, paint basic items.

These are all along the south wall of the unit (which runs east to west) and the bedrooms are on the north wall of the unit.

However, there are actually two complete units with one shared common wall only.

Should I gut the entire third floor bathroom and see what's behind the walls and completely renovate while at it?