And things not going according to plan has pretty much been my experience thus far:)If you don’t mind me asking, Assuming a total interior gut (electrical and plumbing assumed to be bad but a good roof and hvac) on a simple 1 story floor plan, which is pretty much what I took a look at this morning, what might your initial plan for organizing the roughing (electrical, plumbing, insulation, drywall)..  

Here's the numbers: new build30 yr, 5% down, no PMI, interest rate 4.75%Price: $259,500.00Deposit: $5,000Closing cost: $5,706.41Cash to close: $13,624.97Payment: $1,404.21 with taxes and insurance.Payment will increase next year when taxes catch up on new build.24 month lease, occupied or empty.Rent: $5,400 to $5,580 - based on 30 or 31 days.Numbers based on my 5 other crash pads.Cleaning: $900 a month billed back to airline.Laundry: $300 a month billed back to airline.Lawn care: $140 Electric: $180Gas: $30Trash & sewer: $31Water: $60Cable & internet: $120Monthly cash flow:5% maintenance: $2705% vacancy: $270Property management fee: 10%30 day cash flow: $2,354.7931 day cash flow: $2,498.79As you can see I did not hit my $3,000 a door on this one.

Purchase price is already good, just have to work on zoning as it was a triplex for 20 years (separate gas, electric, etc) and is not zoned SF. 

We have both done just about everything you could think of in terms of plumbing, electrical, framing, drywall, painting, tile, roofing, etc.

You know what Zach I didn't think much would come out of putting something out here on BP since its about just somethings that have been personally bugging me lately, but you sir came through!

There are two electric meters and two gas meters. 

On a property like this you would want a generator too because electrical outages mean no water.

If you try and shadow a contractor or stand in the doorway during the work the entire time to learn, you'll probably find yourself bugging the heck out of the contractors and might not see them again if you need further work.

When he applied for permit to separate electric panel, the city said it is a single family and gave him violation for the non-conforming unit.

The project is almost done with final expenses including paying granite, cabinets, labor for tile, final plumbing and electrical.