Since I will have a U shaped layout, Formica countertops are going to run 12-15 hundred verses 50 bucks this will run.

I had one floor that was so bad the carpets and padding had to be removed then I had to seal off the subfloor/plywood with BIN Primer then lay out a thick plastic sheeting then install new padding and carpet.If you dont neutralize the source of the odor every time the carpet gets wet or damp from humidity it will smell again.

I've done site layouts for developers my firm worked for before either on a time and materials basis or for free depending on the previous relationship. 

The community will ultimately be part of a much larger resort that will have a boardwalk park, walking trails, larger community clubhouse/resort style pool and a restaurant.The idea I had for a funding strategy for the development would be to presale 30% of the lots available, once zoning and lot layouts approved in the coming weeks.

We brought a contractor in and they addressed the water damage, removed the bar, changed the basement layout adding another bedroom and removing the built in bar. 

I would love to see interior pictures to get an idea of the layout.

now unless you lay out your marketing plan and exactly how your compensated to the state and ask them for an opinion letter then nothing you hear on the internet or what have you is real.. its ONLY the state that drives this. 

I feel like this kinda depends on the layout of the duplex, ours is split down the middle tenant is responsible for their half

If you could offer some fixed rate Pricing that might help at least to get started so the investors know exactly what they are payingAs far as more specifics on price, dissect the current deal that you are doing and try to lay out how many hours you are dedicating to these tasks, multiply it times some rates estimates and subtract it from your final margin you will quickly see the impact on the margins and why I say it will cost sensitive.  

Now that I'm on the flip side of this crazy behavior I want to lay out why this is crazier than my orange dissection ritual.