The other thing that is helpful is a list of cap ex improvements in the last 5 years, age of roof, Hvac, plumbing, electric, last interior updates, who's managing it, any city hazards/issues 

The way I look at it is this, if I keep my construction business separate, pay the business as if I was paying a contractor then I would see that expense as a right off, where as, if I combine the two, have the flipping business acting also as the contractor the I would not reap the deductions, as my only expenses would be materiel and labor where as if I separate the two, my construction side would bid the job as a normal contractor.

I have a contractors table saw, Delta, that I have had for 30 years and use to build fine furniture.

Who pays electricity?

Are you assigning the contract or double closing?

Almost everything was touched inside and outside of the house: plumbing, electrical, floors, cabinets, tubs, drywall... you name it.

Michael:  I paid $500 bucks for some remodeling plans (yucca valley architect who is quas-retired) and he connected me to engineer/ and Title 24 guy  (new construction also requires soil test engineering and sometimes water flow testing for the water district)but I think 1000-1500 is probably  low end and 3500-5000 is high endI'm working on a hew house in pioneertown and I'm interviewing builders/general contractors (who have plans in their archives that were approved) -many plans approved in 2015 aren't valid.. because of the Title 24 increases every year and the 2016 codeNathan: exciting. yucca NEEDS some new apartments!

What about contractor investors who already have General liability coverage from their contracting business, would a vacant coverage be sufficient enough?

To keep it as a SFR, we would save on a 2-story porch ($18k) as well as another kitchen ($12k) and a few other needs for multi unit.We could keep it as a 2 unit, but then we have to create a new wall to separate the units again, adjust the main staircase, do the 2 story porch along with a 2nd flr HVAC, dual water heaters & electrical, kitchen and maybe move and/or add a wall.

Would need a gate as well and I am not confident in how to price it, so I am looking for contractors that would offer an honest price and do a good job.Also, anyone have a good ballparking method for cost of these things?