Normally it's pretty minimal (call it $500 in closing costs for the exact same rate), but the service/speed leaders gotta price to pay out overtime for 80 hours per week per employee.

I am looking for a contractor that is trustworthy enough to be turn over full rehabs with minimal supervision.

Or hire a designer and be as specific and detailed as you can so you have minimal change orders.

My point is, depending on where you are at with your income, it sometimes makes sense to use an LLC treated as an S-Corp to minimize the NIIT tax because the income you are generating from your real estate is being reinvested. 

So it’s not 100% automatic, but pretty minimal and the code setup can be done by anyone with owner access privileges so can be delegated. 

My initial research seems to indicate that the price /sf could be as low as $35/sf and as high as $70/sf.

Had I a rental that could not be used because of such issues, I would eat the minimal costs associated with the planning of the event.While not giving a refund perhaps, it would be my pleasure to give full credit to those that have paid full or partial.I bought some stock today, and am waiting for prices to drop again so I can buy more!

Other than that they were other very minimal damages that I could fix on my own.

Is forcing people to stay an extra 3 months a good indicator they will likely live there longer?

Since this is your first property, I would recommend you start with a single family home instead of a duplex to minimize the scope of the rehab so you can learn the process a bit easier than a larger, more lengthy rehab.