They should give you a line-by-line priced bid with supporting pics/video.

Margins aren't high enough.

But the comps were pretty high for this house.

I would just hire a quality general contractor, for example we have weekly updates via company cam photo and video documentation.

Purpose is for a high end coliving project.

I enjoyed the process, but rates are very high right now. 

However since the purchase is high, mortgage on a 7.12% interest rate for 30yr rate plus HO insurance etc is about $4300 a month. should I follow that 25% rule or not.

I did a quick search in your general area and found this listing in Lambertville (not right next door for you):https://www.redfin.com/NJ/Lambertville/92-Swan-St-08530/home...Take note that they bought it for $197,000 in January and now have it listed for $499,000 - which might be kind of high, but gives you an idea of what a flip looks like in your area.

Overall, the combination of a thriving economy, vibrant downtown, and natural amenities makes Greenville a highly desirable place to live, driving up demand for housing and contributing to its sustained growth.Could the Upstate of South Carolina be the place for you to invest?

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.