If this is a residential rental you can't expense HVAC or Windows all at once either way- they're considered structural components. 

There is always going to be some unexpected obstacle between plan and execution so keep that in mind when you start out.

For the estimating component, ClearEstimates is your best bet in my opinion, just remember to read and follow there set-up steps which includes downloading market pricing date (it's included for free just have to designate the exact market for it to get accurate cost data).

Similarly, we learned that just because a contractor has a higher price and a big business does not mean they will be professional or reliable in unexpected situations such as our local permitting process and sending in the proper forms to pass inspections.Only higher contractors that are references from trusted sources.

Just be prepared for the unexpected.

I didn't have laundry available so a lot of nurses looked elsewhere so that is a key component. 

If any of those components are missing you could wholesale or bring an experienced flipper into the deal with you. 

Main reason being, the skin in the game component of those loan structures but I could be wrong.Timing on the return of Big Money. 

You’ll need money to pay for lawyer fees, deposits, repairs and have funds for unexpected repairs/maintenance as well as unexpected none payment of rent.

So backing out some of your down payment and leveraging the HML to 30% will leave enough funds for the project and the unexpected expense.2) Now you analyze the rental's potential income and expenses (post refinance).