Everyone i spoke to did not replace wire.just remember; all drywall 12 inches above flood line, cabinets, doors, flooring(tile should be fine), maybe the a/c equipment, window stools, baseboard, insulation, outlets (at least) and it took us 3 months with multiple fans and humidifiers running to get all the wood back to acceptable moisture content.

We do insure against that but another layer of insulation keeps me happy.

For example if I'm doing a gut rehab and I'm taking measurements for a bedroom I would like to know how much insulation, sheetrock, joint compound, trim, baseboard, paint, etc I should buy.  

Putting your properties in separate LLCs gives you some insulation from potential legal claims on a given property.

All mechanical, insulation, drywall etc are brand new.   

Recently moved to FL and will rehab my first house in this climate.  1,200 sq ft house with 0 exterior wall insulation and NO vapor barrier. 

The building is highly inefficient so we are mainly looking to replace the electric base board heaters, replace windows, redo some drywall and insulate where needed.

I could have put a bandaid on as it still worked but I pride my houses in being higher end and good quality.As we continued with the house, I ended up putting in over the top finishes such as heated tile floors in the master bath and sound insulation under the hardwood floors to reduce noise transmission to basement.

The only thing I have to add is to try and shop for a fixed rate HELOC to insulate yourself from rate creep.And your rates seems very high for a HELOC. 

Just curious, I'm looking to buy some and wanted to know the going rate/level of discount people are getting for it.Thanks!