In general, we let our rehabs speak for themselves...hardwood floors, stainless steel appliances, crown molding and other features have been enough to convince buyers.

Or did you need to go engineered or real hardwood?

However, when it comes down to it, these numbers are not based in reality and are mostly guesses pulled out of thin air.I also think I’m probably over-improving it with these repairs, and maybe should cut out the hardwood and granite and instead use carpet and corian.

Then I had a tenant who destroyed my hardwood floors.

I have only flipped 3 houses so far with varying hours dedicated to each...My first flip I ended up doing the interior painting, exterior painting, hardwood flooring and the kitchen tile backsplash and some miscellaneous punch list items.

It'll need foundation repair, siding, refinished hardwood floors, kitchen remodel, and probably some electrical work although that hasn't been inspected yet.Is it better to get one general contractor or several specific contractors for each of the different jobs?

Example: the hot water heater has been leaking a little for months, but they didn't tell you since they didn't want to pay... now it's GUSHING water... your hard wood floor/carpet is ruined... and the water heater has to be replaced altogether.

We don't have to make 30k in profit because we're planning on holding it for 2-4 years while we live in it.We're on a 203k loan (and we've talked to the listing agent and mortgage broker and both feel we can get the loan done before the sellers bank demands closing) and a 203k wants licensed contractors to do most of the work.So without further ado:Repairs Number of units CostDrywall repair 25/patch x 5 500Tiling in Kitchen 7/sq ft x 84 650Refrigerator 1 2500Dishwasher 1 500Granite counter tops 60/sq ft x 54 3200Oven 1 600Paving the driveway 75/# of square yards 2500Updating 2 bathrooms 2 2000New fencing 200 lin feet 1500New Carpet 400 sq ft 1500OR Hardwood floors 400 sq ft 3000Dumpster 1x2 500Landscaping 3 yards 1000Opening front porch windows300/window x 3 900stone walkway .05 x 5616 sq in 310Paint interior 1800 sq ft 500Labor .5 of total cost 10000 30160Offer on House 45000Rehab amount 30000Total loan amount – down payment 72375Closing costs 4300Down payment loan 2625Upfront Cash needed 6925Monthly payment ~550/monthDo those numbers look anything close to realistic?

I can't comment on your choice of product but here are my experiences.I just finished doing a 16mm engineered flooring install on our SFH rehab.I paid $2.50 sq ft & we installed the 1100 sq ft ourselves.I found it a lot more difficult & frustrating than the solid hardwood install I previously did.

SO has also been a hardwood floor installer for over 30 yrs so he's very familiar with all the moisture signs, damage, etc.