John Blackman, very nice post, but I see HMLs lined up down the block that will loan 90-100% of purch+rehab (LTC), as long as the total is <= 65% of ARV and reserves are on hand to cover the initial rehab installment and pay the interest during the holding period.

Would you recommend continuing hardwood throughout the bedrooms or install carpet?

We only outsourced the roof, (which was a simple torch down), some general electrical work to get things safe and passable and the installation of the HVAC system.

Here are some before and after shots.We were very fortunate that whoever had the tile installed saved some extras in the garage, so we were able to fill in where we removed the peninsula.

I have a friend who is a professional fence builder/installer and he says if you build/install wood gates wider than 4', make sure to use extra (as in more than 2) heavy duty hinges as wood gates are heavy and over time can start to sag from the weight.

It my sound strange to beginners, but when you are planning a budget and SOW it is easy to forget things so having a reference like that is a huge help.We are in the beginning stages of renovating a 4 family building and here is the general SOW we are following:Phase 1Water & Furnace services & misc plumbing issuesInstall electric heat in 1st floor front & 2nd back floor rearInstall spring loaded door hinges, replace locksets in all unitsinstall & new door in front floor rear unit Phase 21st Floor Back UnitFlooring & paintLight fixtures, new countertop, hardware for cabinets install fan in bathroom, new baseboard in kitchen1st Floor FrontUnitFlooring & paintLight fixtures, hardware for cabinets,install fan in bathroom,miscPaint common areas Phase 32nd Floor Back UnitFlooring & paintLight fixtures, new countertop, hardware for cabinets, install fan in bathroom, new baseboard in kitchen2nd Floor Front UnitFlooring & paintLight fixtures, hardware for cabinets, Install fan in bathroom, misc.Phase 4Re build Back staircaseInstall Smoke detector systemExterior paint

With real large windows like this, I'll often install a large picture window with an operable side panel.

In December more companies came it and we were told we would have to move everything off the floors or for a 1 day install when he chose to have them come in.

Don,Install a duplex outlet using RG6 (cable tv) and a Catagory 5 twisted pair cable (voice/data) to each location.

That's where a lot installers buy flooring from.