I am a flip and BRRRR strategy investor and I’ve messed around with design layout apps as well as rehab cost estimator apps.

It doesn’t seem very intuitive to me.

We're talking new roofs, new interior layouts, bathrooms, kitchens, everything. 

@Ben MiculobTitle companies usually have good for sale by owner contracts that lay out all the terms and contingencies.

The way you're phrasing it is a little confusing.It would help everyone who is responding to you greatly if you lay out your actual numbers, e.g.xxxx  Rent Revenue(xxx)  Interest Expense(xxx)  Insurance(xxx)  Property Taxes(xxx)  Mgmt Fees(xxx)  Lawncare/repairs/maintence(xxx)  Advertising(xxx)  Tax Depreciation(xxx)  Loan Costs Amortization(xxx)  etc-------------------------xxx/(xxx)  Projected net taxable inc/(loss)

Full kitchen, and entertainment space layout reconfiguration, all 2 and 1.5 bathrooms including a master bath, and some other projects such as new windows, flooring, tiling, and some other finishes. 

We completely gutted the house and gave it a new functional modern interior layout.

The layout of the main floor is below and I'm struggling with how to update the kitchen.

Its been hard for them to give me estimates without knowing for sure what the layout will be, but architect plans run 3 to 10k from what I've found. any tips?

You can make them take care of it how ever you layout in the contract and impose penalties if they dont.