.$34,200● Remove existing siding and install new $31,000● All new window order $16,200● Install new roof $9,000● New hardwood floors installed throughout $22,500 ($7/sq.ft)● All new kitchen and baths cabinets and vanity $39,000 (including quartz counters and SS appliances)● New floor tile for the 5 bathrooms and kitchen backsplash $13,200● New electric $32,000, plumbing $36,000, HVAC $22,800● New insulation $14,450, drywall/plaster $18,280 and fresh paint $13,900● All new finish carpentry, doors, trim etc $17,900● New paved driveway $6,100● Tre removal and landscape $8000● Home Depot / Koopman Lumber/ Amazon + Wayfair etc $30,000● Staging + Interior Design $7,000● Permit Fee, Architect Fee, Surveyor $10,000● Portable toilet, dumpster etc $5,000Total rehab estimate $414,530Permitting process:In order for us to get a building permit to do the amount of work we described above we needed to do the following:- Get a surveyor to complete a plot plan showing the property line boundaries and setbacks- Get our architect to come on-site and prepare as-built plans and new plans showing the new floor plan layouts, elevations etc- Needed to hire a structural engineer to provide framing plans since we are moving load-bearing walls to create the open floor plan.- Once we got the above plans then we filed for a permit with the Boston building department as a general contractor.These are the documents we submitted:● GC License and Workers comp affidavit● Contract between owner and builder● Architect plan● Structural plans● Surveyor Plot Plan● Covid Safety Plan● NFPA 241 Report● Mattock Higgins required● Permit Fee PaymemntBe prepared to wait 30-60 days for a permit to be issued in the City of Boston.

But the right interior decor really helps elevate the "wow factor" with a home, so it's typically a good investment that pays for itself. 

As for local meetups, here are a couple you should check out: COIN, Elevate, and the Columbus multi-family investor meet-up. 

(Link to the full video below)Another point to elevated home prices I am hearing nobody talk about ANYWHERE is the VERY strong incentive to thousands of government agencies to KEEP home prices elevated, and to induce more. 

Then engineering reports and architectural elevations.

A good group called "EagleLift" brought out a Zip-Leveller and measured every room elevation difference.

When I know I can get the floors sturdy, then I shift focus to these priorities in this order:- Functionality of exterior doors (doors MUST lock and latch for security)- Functionality of interior doors (fit in their pocket latch properly with good reveal on top)- Levelness of trim (counters, windowsills, door frames, chair moulding and any other trim as level as we can)- Levelness of floors (I we fix the first three...the floors will be whatever they must be)What drives the cost to a P&B:- Elevation off the ground / access to interior (sometimes the only opening is on a remote closet inside)- Amount of termite/wood rot damageDon’t be scared by a P&B, they can be great homes, just may require a little more TLC or periodic maintenance in the form of reshimming and adjusting.  

The last several years we have seen "historic" floods and the elevation offered by pier and beam over a slab to me makes my properties more secure.

Elevation report & Quote are below. 

So if someone can tell me their "elevator pitch" I would be grateful.