Currently finishing a full remodel of  a unit; new everything-kitchen, hardwood floors, the works. 11K investment with hired labor.

If the joist isn't a straight forward job, that could be fairly difficult, and may require bringing in a sub (unless your persistent enough to just get it done).I have done plenty of rotted subfloor work (an entire kitchen, second floor baths, termite damage, etc) but have never needed that room for taking my shower/bath, and have experience doing the work.

I'm talking besides large projects such as kitchen and bathrooms.

It only consists of 2 bedrooms, living room, kitchen and bathroom.2.

The difference between an illegal apartment and an office is I took out the stove in the kitchen, replaced the big fridge to a small fridge, and took out the bathtub and put in a closet.

shouldn’t admit this but each time I get another house to flip I clean out a draw in my kitchen and put all the paperwork and receipts in thereWhen I sell the place i tally up everything, but also have a running total on my note section on my phone as well, I get a folder and put all that paperwork in it and put it in a file cabinetNow that draw is available for the next flip.  

I would agree that 50k is probably pretty optimistic if the house is being called a tear down no matter what your intention is for it. think for just one minute the cost of remodeling even one kitchen and bath and then times 3.

I am thinking that if the amount of workers in town slowed down, I could always remove the kitchen out of one unit and simply go back to being a 2/2 single family.

They are all one bedrooms with LR, DR and eat in kitchen.

For instance here most investors do tile in the kitchens, bathrooms and laundry areas; carpet in bedrooms and basements; and hardwood or laminate in hallways, dining rooms and living rooms.