My estimates (not including GC overhead) indicate framing (materials & labor) in the $11/ft2, Plumbing & electrical in the $4-4.5/ft2 range each, HVAC in the $3.75/ft2 range, sheetrock & insulation in the $4/ft2 range, cheap vinyl siding in the $3/ft2 range.  

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookYou might consider Niche or Specialized Housing like student housing.

And lets face it as a little PFC making 600, estimated it has been awhile, dollars a month we were not making a lot of money anyway.  

Anyone can make a good 2-10K per transaction if you know where to look, you know how to estimate your expenses, and how to estimate your after repair value.

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.

Plus I now have J Scott's book on estimating rehab costs to battle rip off contractors.