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.

@Frank Yang, thanks for the words of caution!

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

There could have been much more than you thought in the cost of demo. 

And the minute I get back to Nashville, every single time, I head immediately to Demos'. :) I LOVE Nashville.

Just got to the point in the demo of this 1920s 1.5 story house, where I into the walls enough to see that this is a balloon framed house.

Does anyone have any guides to educational tools that they found helpful when demoing their first few investments?