I'd just be overly conservative with your first rehab estimate, and above all else, focus on nailing the ARV.

I dislike the verbiage you're referring to as 'turn-key'...Good: * Install new cabinetry per attached layout using XXX manufacturer and YYY finish* Install grade 2 granite and 11" overhang on bar* Install backsplash, XXX tile, YYY pattern* Install grade 2 oak flooring, stain and 2 coats polyurethane, standard non-mix minwax color* Remove wall between kitchen and dining room PER ATTACHED FLOOR PLAN* Install new Frigidaire Gallery Stainless Steel appliance package (Range, Microwave, Dishwasher, Refrigerator)* Install XXX Kitchen Faucet* Install 3/4HP Badger Disposal* Rough and Trim out for electrical and plumbing to code PER ATTACHED PLAN* 20 yard dumpster* Labor for demolition per plan* PortapottyTotal: $50,000Bad: * Renovate kitchen and remove wall between kitchen and dining room as discussed* Install new appliance package* Install new fixturesTotal: $50,000Equally bad -* Install new cabinetry per attached layout using XXX manufacturer and YYY finish* Install grade 2 granite and 11" overhang on bar* Install backsplash, XXX tile, YYY pattern* Install grade 2 oak flooring, stain and 2 coats polyurethane, standard non-mix minwax color* Remove wall between kitchen and dining room PER ATTACHED FLOOR PLAN* Install new Frigidaire Gallery Stainless Steel appliance package (Range, Microwave, Dishwasher, Refrigerator)* Install XXX Kitchen Faucet* Install 3/4HP Badger Disposal* Rough and Trim out for electrical and plumbing to code PER ATTACHED PLAN* 20 yard dumpster* Labor for demolition per plan* Portapotty* Use 10x 2x4x8, 10lf 12x4 LVL, 1x5lb box framing nails, 15lf 3/4" CPVC pipe, 1 bottle CPVC glue, 4x 45deg CVPC fittings, etc...

@Natalie Kolodij hit the nail on the head.

@Greg H. nailed it. 

Sounds like you have had very poor quality crews working for you, poor planning, lack of ability to properly measure things, and a lack of ability to nail down costs and exit values and hire illegal aliens.

I nail down Orlando and Tampa as 2 center location that I will buy more properties in the future.I look more into slowly appreciation in good area with nice location and future tech hub.

@Chris Seveney hit the nail on the head here!

@Jason Gamio to make the BRRRR strategy work you have to nail both the ARV and rehab cost.

Heyas - quick question for ya's:  I'm trying to nail down a company name and can't decide if I can/should use REI in the name or not. 

He as much as said he wants to leave the B- segment for a more expensive segment because (he didn't say this outright, but his meaning was clear) he wanted to deal only with tenants who were like himself in socio-economic-educational background.In my opinion this hits the nail on the head for many people who are skeptical about investing in this class of property.