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).

Cracks in the foundation, dangling wires, three layers of roofing material on the roof, broken fixtures, off color carpet areas, spots on the ceilings, soft spots in the walls in the bathroom where water has penetrated, swampy areas in the lawn.

You may need to buy the material from one place, and then find a flooring person for the install, to get the best deal.

When we close on a new rental property, we plan the first weekend after closing, have materials ready to go, and hire workers, like we have a guy who works for a painter during the week that will come in and plaster/paint the more difficult rooms while I paint the easy ones, my husband is great with electrical, we both do the little stuff like caulk, clean up the exterior, while a handyman is there changing out a toilet or other items we just don't want to do, and Lowes is delivering any appliances.