I estimated that I could be the GC and convert it for around 13k:floor-3kdry wall - 2KRecessed lighting - 1kElectrical - 1kPaint - $250Insulation - 1k (fiber glass)Floors - 1kHvac/vent - $1500Baseboard crown molding - 2kWhat are your thoughts.

Think about throwing an 8ft tall fence up and renting it out for storage of vehicles and boats.

Dont forget your safety glasses.

This house greets you with a great open concept including 8-9' tall ceilings throughout the entire house!

It takes lots of practice, so don't expect to get it done fast or correctly the first time.Here is some more info that should help you:Break up the home into sections - Kitchen, baths, flooring, paint, stucco/siding, landscaping, plumbing (including fixtures), electrical (including fixtures), HVAC, interior doors & hardware, door casings/baseboards, windows/glass sliders/front door, roof, foundation, misc., and garage.Once you know what the common costs are for each area for a specific size home, you can see how easy it will become to walk in and walk out 15-30 minutes later with a rehab figure in your head that should be pretty accurate.For instance, I know that a full gut remodel including new toilet, new vanity, mirror, sink, glass door enclosure, stone/tile on shower walls, etc. will run me $2500 per bathroom.

You can click on the magnifying glass in the upper right.

or are my glasses just foggy?

Please send me your "people" for the following: PlumbersElectriciansPressure cleaningAsphalt guys Pest Control Sliding Glass Door RepairmenGlass RepairWindow InstallersRoofersHandymanLawn maintenancePaintersCleanersSeptic Tank CleanersGutter InstallersTree RemovalA/C Repair, Install & MaintenanceMasonsAwning Company Fencing Install & Repair General ContractorsPool Maintenance Home Builders Blinds installation/Repair Appliance repairmenKitchen Cabinetry Eviction AttorneysLocksmithsFloor InstallersLVTWoodTileCarpet                      And anything else you can think ofIf you can share your contacts for any of the above mentioned categories send me a message via Biggerpockets. 

Basically it makes us feel 'comfortable'... if that word is allowed to be used to describe real estate investing.However, for out of state, we find ourselves feeling helpless with what we view as unpredictable markets (fluctuating values, and therefore fluctuating equity positions), long vacancy times (in the Springs, our houses get rented in a week or two, max), and of course, not being able to stop in and physically check out the property and talk with the tenants to mitigate any of their concerns (without having to play telephone through the PM).Basically what I am getting at, is that I am not sure if I just have rose-colored glasses with Colorado Springs due to it being a hot market at this point in time (and when we entered the market), or if others feel the same way in that Colorado Springs has a lot to offer in terms of it having a stable (and foreseeably strong) economy, decent price/rent ratios, and all around good investment potential for a long-term view.  

File a small claim charging them for everything, including painting, glass cleaner, gas to go there to clean.