Grading and excavating will be big $$ cost.Don't go into anything too lightly and yes it takes a LONG time and LOTS of research to properly develop a property.If you were building a new house (where utilities are already ran) you will be getting 120-140 sf cost from general contractor.

You have to keep in mind the exit values as the rehab costs are affected by the values of the homes.For instance, on one of my $1.2M exit values, I would consider $100k to be average to light in rehab.I just did a $50k rehab on a $550k exit and it was a regular, average rehab.Based on your averages, you would have estimated this as a tear down.In summary, don't rely on averages and dig into details concerning rehab estimates.

And perhaps a solid light grey ceramic tile floor?

I like the idea to inspect the areas you cant see with a big spot light after dark.

Only those willing to cheat, cheat, starting out (or thereafter) if integrity means anything to you I suggest you have the public see you in a good light!

Light industrial next to the airport, apartments close to colleges, retail centers on major cross streets, office buildings on "prestigious" streets, would all seemingly meet, individually, or collectively, a dream portfolio.We have all sorts of formulas for analyzing real estate investments.

Ideally, each room should have it's own circuit for receptacles, lighting should be a separate circuit but you can put multiple rooms of lighting on one circuit.

Please don't waste two months coming up with a name, designing cards, and picking the paper weight for your letterhead when you could be using that time more productively!

Even in a light rehab $130k is too much to pay for that when you figure all of the other costs associated with flipping a house.

I've thought about doing weight limits and 'meet and greets' before I allow pets to move in.