Sometimes you have to go with your gut, even your professional agent doesn't have all the answers.

Demolition and Removal: Outline areas to be gutted or removed (walls, flooring, fixtures, etc.). 

I don't know the entire situation, so that might be about par, but just my first instinct says that.Also, as mentioned above, rates have quite literally shot back up. 

I had gutted the inside of the house and painted the exterior but honestly was not going to scrape and repaint the peak of the house because no one can reach it and I figured I would get to it in a few years when had more money.

Just be transparent and give them a flexible timeline, then be ready to move fast because my gut tells me they'll all move out pretty close to each other

Basically, the bathroom has to be gutted and subfloor replaced.

Also, as I understand it you gutted those houses, putting in practically new everything.

@Deborah R.My son has to completely gut the property.

Then I get the prospective clients making 6 figures on their regular job but they're still swapping out doors on kitchen cabinets or fixing toilet guts in the evenings and can't see the forest through the trees yet. 

Per square foot can only be used for a gut rehab in the same neighborhood with no structural or other environmental anomalies...so almost never.