Also, where do you buy your materials from?

-Mortgage-Hoa-Taxes(fed/county) n/a city taxes-Utilities(covered by tenants)-Insurance; what types are necessary to calculate into monthly payment totalAny and all input would be gladly appreciated!

A rough dirty estimate/calculator online showed that for a complete gut/rehab, it would be about $15k in materials and $15k in labor. 

Separate entries and all utilities are separated.On paper is actually still listed as a single family home (on paper meaning the listing). 

We made some good progress early on demo, and picking the material etc... and then realized how much more time the fine details and finishing touches took.

I self manage and its a great way to show tenants you are serious and they should be using tech like they do with the utilities, etc. 

@Wesley W. the guys I had tearing it out got to keep it as part of the payment.They totally gutted the bathroom (mold & all) & the kitchen $200 & took all the debris away.Then they installed all the new insulation & drywall throughout kitchen, bathroom outside foyer & hallway down stairs $250.I paid for materials & did the mudding, finishing & painting but they worked like dogs.

Lowes is starting to shut down underperforming stores, so well, the one's who are LAZY (or incompetent like the one you are using) like one of them I pass up, probably will shut down as I and other investors or contractor's go 20 miles down the road.Next prepay all of your materials in batches since the list expires quickly. 

In the end you'll likely save more from the utilities than you lose from lowering rent.

Which are credit card ratio, inquiries, payment history (including phone, utilities, etc).