Laser focus on what does work combined with action and constant adjustment to correct course along the way. 

Major electric like boxesGranite counters Structural Framing, putting beams in.

Purchase: $115,500 including closing costsARV comps recently sold (2020): $170-$190KRent:$1100-1200Cosmetic Rehab: $18,000Repairs: $12-15K Because this is sold as-is and is an old property, there are repairs that need to be done such as foundation bracing, sewer clean out (inspector couldn’t get passed tree root build up), load bearing beam replacements in basement, electric panel replacement, gutter/fascia replacement, And a new water heater. 

Prepping foundation and structure (beams, foundation, roof etc) between $25k and $50k (ball park) : contractor has to see plans to bid accurately.

It has new everything... plumbing, HVAC, metal roof, flooring, bathrooms, kitchens, paint, cedar beams, cedar shutters, vaulted ceilings, landscaping.... everything!

Photos show burnt roof beams and cross beams reinforced and new plywood put over.

Could even remove any payment for tenant placement and make it a set 15% of rents collected therefore you know they will be laser focused to keep vacancy as minimal as possible.

Scope of work anticipated is drilling/pouring new footings, installing new posts and a support beam, and leveling the deck/addition in the process.

I have a headache pier and beam foundation SF home that ultimately required a $30k complete redo of the foundation and flooring in the beginning of April.  

I have removed a wall and installed an LVL header, and used reclaimed beams from my W2 job as support.