-Architect of Anarchy-man behind the curtain

As far as brands go, the architects and paint subcontractors I work with in my day job all swear by Benjamin Moore when it comes to quality and coverage.

Surveys, engineers, architect to put together plans to submit to the bank in order for them to underwrite the loan (about 10k).- Time, we had a 60 day contract, but it became apparent that we needed more like 120 days to get this thing done.  

This is how I break it down:MaterialsLabor (days, workers)Permit fee, filing fee, architect feeMy margin (city is typically more because more traffic, tickets and more time consuming in general) each state/city is different because operating cost, insurance, licensing  is different. 

The key is finding the right General Contractor and Architect, who has executed this in the past.  

This allows you to properly tear down walls, and rebuild to the plans approved by an architect.

Data Points:101 Latham Place, CharlottePurchase price - $116,000Buy Side Closing Costs - $5000Total Rehab Cost Budget - $100,000Total Financed Amount (purchase + construction costs) - $190,000Estimated time to Rehab: 5 Months (based on conversations with multiple GC's and Architect)HML Cost to Borrow Interest  - 10,000 (12% rate on 190,000 borrowed across 5 months)HML Cost to Borrow Points - $7,000 (3.5% on 190,000)ARV - $310,000Exit Closing Costs - $3,500Staging Company to Sell - $3,000Holding Costs (utilities, taxes, insurance) - 2,750The Total Rehab Costs is based on what I believe to be a reputable GC who has experience flipping in this neighborhood.

@manolodyes you are right our architect got in there and found that there is a sewer line we can connect to, how its a question of what would be best for resell and what price.  

I am a Managing Broker at a prominent real estate firm in Nashville, TN but my wife and I are also real estate investors.

I hired an architect to check things out and he pointed this out to me.