I can demo IRR until my fingers drop and there will still be people making their counter arguments, whether or not it is true or relevant.Part of that is that the reader's understanding and interpretation of these spreadsheets and the IRR calculation is not fully understood.BUT again.... that's perfectly fine with me!

Closing day comes and I jumped right into demo.

The building inspector told one investor the house has be demolished, no option and another that he would work with the guy to fix it, but with major costs to fix, may be cheaper to demo and start over. 

Seemed more like a full demo project to me.. 

FYI: I was planning on doing the plumbing/Sheetrock/demo myself, but hire a licensed electrician for any electrical work. 

I've debated just focusing on one or two areas of work like flooring and painting, and demo perhaps and then hiring out the rest of the work.

10k sounds right on the money for a 1600 square foot house HVAC + Roof (4000 for a 4 ton unit 6000 for roof)Paint would be around 4k, kitchen around 7k, 2 bathrooms 5k, flooring 5k, fixtures/demo/lighting/etc another 5kYou're more like 35k for rehab unless he's literally doing everything himself to save on labor costs75k + 35k rehab = 110k all in / 140k = 78% ARV minus repairs dealIf it were in Phoenix and you had solid comps in a conforming neighborhood I think it would be a good deal.

I bought in areas were there wasn’t a ton of growth, but was near areas that had changing demos.

Demo & MEP4.

Hello,  I have couple of bathrooms in rental property that I'd like to demo and replace with new.