My story is from the perspective of somebody who can pay cash, but only has time on weekends, since I am a dad with a demanding full time job.

Trying to lure contractors (that I know personally) out to jobs.

I can also get the same job done a lot cheaper, but i have to be there basically everyday because I am having to watch everything that happens to make sure it is done right.

Most agents take 2-3 years before really learning the job and making a decent living at it.Sit down with an honest agent and ask for the true costs and what you can expect to earn in the first 1-3 years.

Originally posted by @Shmuel Waldman:Although I have no magic crystal ball - On a gut jobDepending on how extensive you are guttingWindows/Electric/HVAC/Plumbing $45 - $65 per SF is a fair GuesstimateThank you, it would be a basic flip gut job property is in bad cosmetic shape and it would be flipped..Thanks for your help!

We’re both in college, and while we both have respectable jobs (by college standards) and strong credit, we’re aware that it’ll be very difficult to find hard money loans in our position.

You did a nice job, congrats!

I know it's the broker's job to sell the property and their pro-forma's aren't to be completely relied upon, but a 50%+ reduction in insurance cost seems pretty high...

I usually pull minor alteration permits if the job allows, so I have less experience with permits with plans, but this is what I budget:   1 month for Arch, 1 month for the city to review. 

Picture of the car preaty well says it all....nut job.