We just found out that the property had been on the city's demo list (yes, that's how bad it was).5.

We now have to pay double the cost of demo due to two layers of flooring being removed.

Give it chance and go through the demo and I pretty sure your going to need this.

So far I've been able to resell them as-is for a small profit (one to an owner occupant, one to a DIY landlord buyer).  1000 or 1500 square feet of tile demo is killer.

The scope of work involves renovations to the kitchen, relocating toilet fixtures, demo/ relocating some interior walls, and replacing some exterior doors and windows.Since I live in the Bay Area and have an architecture/ design background, my friend has asked me to serve as a Project Manager of some sort and manage the project locally for him.

Immediately after closing on the property I began the demo work on the bathrooms that night, with the idea that I could complete the project and have the rooms rented before my first mortgage payment was due.

It's a lot of demo plus building chases for the ductwork.  

Also, was there a quite a lot of demo involved, if so, how did you work around ordering your materials (say cabinets and such) without the demo work completed.

His costs are to demo house, rework existing water and sewer line, grading, and rezoning.

With Patlive I'd check out the "demo" of what their Real Estate lead handling is like.