I had one lady I visited who had all of my marketing materials from the last 18 months in a folder - some folks do actually save these things.

Guys, here is the final breakdown as requested by @Phillip Le :ACQUISITION (for purchase price, closing costs, lender costs, escrow costs): $434kREHAB (LABOR + MATERIALS): $102kREHAB TIME: 10 WEEKSHOLDING COSTS (MORTGAGE, STAGING): $16KSALE PRICE: $660KCLOSING FEES (Escrow, Taxes, Commissions): $58kPROFIT: $50K

.$200-225 per square is the going rate around here for material, labor, haul off on a single story walkable pitch and that's for tear off (one layer) and replacement with dimensional shingles....good luck!

Can you give a breakdown of the cost of material and labor.

Going to take a look at Home Depot and Surplus building materials.

I'm thinking for your ceiling if you don't mind losing some height, figure out of way to attach a loose foam material to the existing ceiling and put another layer of gypsum bd on top.

As stated earlier in the thread, primer is less costly than finish paint and you have the same labor and material quantity 2 coating with the paint or priming and top coating.  

Yes - they are excellent. 90%+ of the material is relevant to any rental property in Wisconsin.

But I do not ever purchase materials when 1) the seller says, Only available if you purchase today, not available for you to purchase later; and 2) it costs a lot of money.  

We are in process of keeping materials kept up with and making binders now.