If it's a multi-member LLC, on the other hand, the accounting costs to operate the LLC might constitute a material sum depending on your operating margins.What is the cost of a) establishing and b) maintaining (annually) an LLC in your state?

I would like to sign a contract with some handymen so they will pay to rehab (they can use whatever material they want in whatever way they want to do), and after the fix, they will be responsible for looking for the tenants, managing the property and paying for utilities and taxes.

I inspected the property, created the scope of work, priced the material, estimated labor hours, ect.

Think about it like this-if it was a good deal and met all the rules of thumb at 3.5% down there’s no way an investor wouldn’t snap it up and make a killing with a conventional investor loan or alternative financing. 

Use the plastic plumbing material not copper to replace it. 

I could go on and on, but you should definitely hit Home Depot, or use online, and get familiar with material costs.

Whatever happened, it was late and the photographer had to work around the mostly-installed appliances and construction materials/tools/boxes everywhere.

I went shopping for flooring companies and found one that will install the "wood look" planks for $4.69/SF including materials and labor.

Tariffs are a factor, mainly on certain materials like steel, but not a huge factor overall   Without knowing many of the specifics, or finish out levels of your project, I would expect to be able to build something like this for around half of what you are being quoted.My guess is the reason for high quotes is that because the demand for construction is so high, and contractors are backed up with as much business as they can handle, they are throwing out very high prices.I would keep shopping, and if you have experience, consider GC’ing it yourself, and hiring the expertise in the places you need it.

I know I need to get solid idea of material cost, and this is the most consistent recommendation I've heard.