:)The price of a roof is based on many factors, such as: - size of the roof- pitch of the roof- accessibility of the roof- what kind of existing roofing material (if any) needs to be removed first- what type/quality of new roofing material is going to be installed- how much (if any) sheathing/fascia/etc (if any) needs to be replaced (often this isn't even included in the original bid price because it may not be able to be determined until the old roof is removed)- whether or not the "roofer" is a licensed professional who is bonded/insured and going to follow-through with the proper permits/inspections, or if it's just some guy off Craigslist that does roofing on the sideThe point is, there's lots of variables. 

If you were going to use this flooring to recreate the look of true wood or even engineered hardwood stairs, you would expect to see the wood bullnose on each step.  

We have our own construction company with 2 construction supervisors and we are training 4 project managers now to manage the estimates, contract documents, w-9, scheduling, Gantt charts, detailed scope of work, contractor verifications and contracts, coordination with designer on material specs, invitation to bid to subs, lien releases, permits, etc.

If your market does not permit you to buy with this criteria then look at other markets.  

Ah, then go for it, I'd begin at building regs as to the permits, if the town is looking for tax revenue they might push back changing it to residential, who knows, but it should be a very simple process.

Any issues within the unit during their stay, PM acts as my agent, this also includes pickup and drop of keys, as well as supplying parking permits for our lots.

What permits are needed, or does is the property already on a rental program?

@Quang NguyenSorry to burst your bubble but to my knowledge, you are not permitted to use your RRSP as a down payment if you are purchasing it as an investment property.  

Whenever I've done a flip I've always compiled all of my receipts/invoices, HUD1's (purchase/sale), tax docs, permits and any relevant info for that specific flip in a black binder labelled with the address of the property.

If you add the land acquisition, planning, permitting, construction and sale, we should be near a year in LA county.