I've listened, read and debated a lot of material about using retirements funds in a self-directed IRA to invest in real estate.

Mobile Home Park Academy - See above (They are no longer offering the academy boot camp, but now have a program that offers materials -- I heard it is good, but expensive)

They all want your insurance estimate so they can squeeze more money out of the insurer while giving you the lowest quality/cost replacement materials. 

We fenced in the back yard, only cost was materials.

Do I have them bid on material and labor the first time around?

Is this a material fact that needs to be disclosed?

So I use $5/SF (Inc. demo/labor/materials)...depending on the tile selected. $3000 for ALL demo is a bit more typical for a home this size plus dumpsters. 

Also , to understand the ARV of the property as well- The type of materials/ finishes you will need will depend on the town/city you are investing in Financing is critical 

Search House Hacking in the forums, etc there is hours of reading material! 

Maybe do a less expensive rehab, just enough to hit your target rent but not using high end materials that you would use for a flip (durable rental products like LVP flooring and Laminate counters instead of bamboo and granite for example).