Do I have the demo done and sell the land?

I don't consider tub replacement as part of lipstick, since you will do some demo to get it out; resurfacing a tub would be more like lipstick.

I could do real demos and clean-ups and increase value.

The most this property v could have gone for in the area, if everything was perfect, was about 85-95k but the best comp in the area is well under the estimate, also, the cash flow wasn't there, and there was a lot of see demos taking place on the block.

Make sure the property has value and isn't landlocked, wetlands, a house that has been demoed by the city or county (with the cost ending up as a lien on the property, or any other property that has more municipal liens against it than it's worth.

I agree a lot with J.ScottWe have a great agent who starts promoting our property by word of mouth as soon as we get past major demo and start putting everything back together.

It would include the process in chronological order and estimated time per job (demo, rough ins, drywall, paint).

welcome @Yang Xiao to BP!

Ron,Yes, like Yang mentioned, 6% is a good number.Will, I'm sorry to hear you are not having a positive experience here.

And typically, demo and haul away of existing concrete is about $1-3 per square foot as well.Based on that, in total, you're looking at between $3-8 per square foot for the job, or between $2400-6400.