Need some paint, refinishing hardwood floors, plumbing and possibly installing new windows.

Lots of the stuff for sale is over there for 35-70K are big 2-4 unit brick buildings that are just short of turnkey, they prob just need paint, refinished floors, and a new vanity in the bathroom.

ARV = $220,000- $180,000Listed at = $99,900Projected offer price = $85,000Estimated Rehab $60,000 - $50,000Holding Costs = $11,000Realtor, Closing = $19,900Estimated After-Tax Profit = $22,000PROs:Brand New HVAC system with ducting installedBrand New thermo windows installed throughoutBeautiful hard wood floors on the first floor (need refinishing)Tall ceilings (has a drop down ceiling right now though)CONS:Only 1 Bathroom on 2nd floor, going to add a half-bath on first floorHas drop down ceiling on first floor and plaster walls Kitchen needs to be completely reconfigured and floor leveledI want to knock out a wall between the kitchen and dining room and make a kitchen with an island and either quartz or granite countertops.  

New flooring downstairs, light fixtures, paint, refinishing kitchen, etc. 

Updating projects include:2 x new kitchens2 new sets of appliances including plumbing for dishwashers (didn't have dishwashers)Building out washer/dryer laundry rooms off the kitchen, so tenants will have separate systemsAll basement windows will be replaced with glass block that can open (for venting)I'm tearing out all the gross drywall and crap in basement and starting freshUpdating bathroomsInstalling Glass Block in the bathroom windowsFixing a few windowsPaint the whole damn thing inside and outRipping off (and capping) the unused crumbling chimneyWater managementGutters installed with drain pipes so I get the water away from the perimeterRipping out the carpet and refinishing the original hardwood - everywhere (if it's salvable)I am rebuilding a stairway making it saferA few other projectsTotal price after all Rehab/Fees is approximately $210,000I don't know what my rentals will be, I am going to begin marketing it @ $1,500.00/unit I believe I will be able to lease there, or at the lowest $1,300.00/unit (as is market values on craigslist and other sources)The neighborhood is considered the good part of the rough area, lower owner-occupant, lot's of section 8 in surrounding areas.  

3bd, 1.5bath, 1124sqft, on ~.2 acres with 1 car attached, 2 car detached garages (nice selling point given my hobbies)Reno Plan:Home is mostly cosmetic issues. remove popcorn ceilings. remove carpet and refinish hardwoods underneath, bathroom and kitchen updating, landscaping, gutters, trim and paint, and some work on the detached garage (new roof).Doing 90% of the renovation myself as I have done work on homes with my dad in the past. targeting a budget for 15k for materials and any surprises that I need help with.

One of the units is already rented, and both of the other two, while tey could use cosmetic updates like refinishing the floors, are liveable exactly as they are.

My subs will cover: hardwood floor refinishing, painting, patching, sheetrock, tile, electrical, plumbing.

They got their last sanding/refinish 8 years ago and there's no thickness left to refinish again.

Re-finishing hardwood vs.