Right now I leaning towards demoing all of the unpermitted work and starting to rehab the property from that point forward but I'm not sure if that's the right way to go about it.

Also, as many have said, you should focus on the first radius of suburbs (Pflugerville, Del Valle, Round Rock, Cedar Park) to find homes that are newer construction and appealing to families if this is your target demo.

It was hard to walk away from $175k a year, a free demo and insurance, but I am glad it happened.

Myself personally, I am an "old dog" in the RE game, I have decades of experience behind me, licenses and certificates up the ying-yang, and clients work with me for all of that, what I have in my mind, I don't think most care what I dress in at this point short of showing up in sumo attire.

Demo 5-6 rows of subway tile and cement board in the shower, pull up the fiberglass pan, have a new drain put in.

The water mediation crew was also covered where they brought Servpro to do demo and set up fans everywhere to prevent mold growth.

. $74k investment (purchase price, plus repairs and holding costs, etc), 12 week demo/repairs.$93K-$115K ARV range based on comparables. $950/mo projected rent.The % cash on cash returns would be infinite with an $100K appraisal.Unfortunately the appraisal came in a bit low at $82k.

. $74k investment (purchase price, plus repairs and holding costs, etc), 12 week demo/repairs.$93K-$115K ARV range based on comps $950/mo projected rent.The % cash on cash returns would be infinite with $100K appraisal.Unfortunately the appraisal came in a bit low at $82k.

Possible reasons to demo foundation: Demo cost includes removal, Liability. 

And in every item, it’s like this. 15k in demo, that was the one which showed me that the first guy was ripping me off....5k for the other guy.Now I still want to check my bias here, but to be honest looking at the house size, the cost of materials and the complexity of the job, I have difficulty justifying nothing even close to the numbers the most expensive contractor was quoting.This was just the first bidding process I haven been, so clearly learning here.