what sizes??......

If the numbers don't work I wouldn't bet on it to appreciate, it's just an added bonus if it does.  

You can select various SOWs for kitchen, baths, etc, and it will create as separate worksheets for each area in the same spreadsheet.However, it is not as simple as it sounds and the size of document is difficult to share with contractors to make their bids. 

There are budget contingencies of typically 20% depending on the size of the project.

I bet I have installed over 200 houses with countertops and never heard of that one.

Not every bed is the same size, and if you have more/less sq. ft. per the bedroom average, you might need to adjust (hopefully towards the positive). 

That's a tricky one, @Darren Greenwalt - there's lots of competition in the 4-5BR size, so you're going to be trying to separate yourself from them with your luxury amenities.  

If in the comprehensive it shows your use industrial use then check out the required rules such as; lot size, required parking, lot coverage, FAR, etc.  

@Steven McCutcheon @Anthony Angottiappreciate the advice, also will look into homestyle loan at some point, for my area it seems that all the deals I analyze are showing that single family homes in North Jersey may be a tough bet for my first investment.

If you are willing to do the leg work, contacting the owners of vacant properties is probably your best bet.