So I am stuck using either kevlar strips or steel I-beams.

For really high end finishes and upgrades, count on $300 per sq. ft.So, if you are talking mid level higher end homes in CA and just the interior (no windows, stucco, roof, foundation,  landscaping, etc) then the price is under those figures.In my Beverly Hills flip, it is just over 3000 sq. ft. and the interior portion of the rehab (demo, architectural design, engineering, rough framing - added load bearing beams, moved load bearing walls, low voltage wiring, rough electrical and plumbing (some existing is used) or repositioned), finish electrical and plumbing, flooring (wood) plus tile in bathrooms and kitchen, new interior solid core doors and hardware, drywall (about 40%- 50% of existing was used), paint, custom cabinetry with custom stain, cabinet hardware, kitchen appliances - Viking) all of this will run me about $250k or just over $80 per sq. ft. not including any permit fees or project manager fees.Now, I am also doing new windows and exterior doors and sliders, roof, landscaping, decking, BBQ buildout, etc. and my total budget is $350k ($113 per sq. ft.) 

ThanksJames Beam

@Dustin Beam as a buyer, why is it of any concern to you if the income or expenses reported to the IRS are true or false? 

Seems to me there's two real issues you need to stay laser focused on.1.

We communicated laser-focused criteria and they were confident that we'd perform....and we were lucky enough to be meeting with the brokers a few days after Christmas when many other investors were on holiday.I bought a dozed vacant land deals last year off-market, but find establishing a strong broker network better for multifamily.

Personally, I have done 2 foundation repairs in 25+ years not counting pier and beam repairs which the cost is insignificant 

If you're comfortable with technology, it's possible to laser target your prospects these days.For example, Facebook advertising offers great demographics and geo-targeting.Also, media buys have evolved and ad rates are dropping fast in some cases.

But become a SME (subject matter expert) in what ever you choose to do and before you know it the path will become very clear and your laser focus will start to bear fruit.  

@James Beam another online course you can try if you want to go quickly is greatwaytolearn.com I used them to get my sales license and to get my brokers license.