A couple of points increase in the interest rate is a material enough change in the economics to make many opportunities no longer viable to us.

We found ourselves having to front the initial rehab costs on our credit cards to pay the contractor time and materials and then reimburse ourselves with the draw monies. 

We want to do the work ourselves (our own labor, we pay permits, we buy materials etc) to save the money and gain the experience/knowledge and we're willing to pay for their time.

Other materials i got at wholesale because i own a business.Any suggestions from people that have been through the process?

Well- at least the new exterior pictures in advertising for the property might help find a tenant quickly!

Historically this contractor has been a little pricey and always wants to use the cheapest materials from his vendors, which we have nixed.

At the end of each week, we'll give you invoices for materials and you reimburse us for them.

Also in bathroom you can get top of the line materials for high end feeling because the surface area will be smaller. 

My question is, should we wait to advertise the unit for rent until the renovations are complete, or should we post it and explain the work that is going to be done? 

My research has been leading me to a rule of thumb that costs to build are about 50% materials 50% labor, and this was based off of the $200/sf figure.And you are right, I left utilities out!