You could argue that your property has not materially improved and does not meet the same value as the most recently sold properties.

Market being hot helped and no permits to deal.

I'm inferring from this post that your marketing strategy has a lot of... steps... to it. 

Detroit is literally one of the, if not THE, best markets you could be playing in today.

Welcome Cameron, I like the Indy market. 

Sometimes the contractor will put a % on the top of the materials to source it.2) what's your range for remodeling a bathroom?

An excellent multifamily trainer with much credibility in the market is @Gino Barbaro of Jake and Gino.

Keep in mind his financial numbers are only material when offering an investment.

Start by researching the market to choose the right city and property type while understanding the local economy.

I would need to know more specs on the house but with material shortages It's difficult to say how much to budget. 80K-120K for full gut perhaps but unsure with lumber beings so expensive and shortages.I would plan 9 months of vacancy between the pain you will endure pulling permits & having your contractors show up everyday to complete the work & then final inspections to get a CO.