What do you think about this deal if I'm optimizing for cash flow and long term appreciation? 

Wondering if there was more to it or if you're in a market with crazy high labor costs.3) A good PMC should provide a market analysis for lease renewals and vacancies.Sounds like your PMC in general was a bit unorganized and lacking in the proper systems.

Hopefully work through the bank in January and start developing a business plan, layout and building selection in January/February so we can lock in a contractor and building package for the summer.Fruits of the labor. 

Bathroom - (By Item)YesVanity (average size)ea$250.00 $0#9004141Vanity countertop/sink - granite or other hard surfaceea$350.00 $0Vanity mirrorea$100.00 $0Sink Faucetea$75.00 $0Toiletea$200.00 $0Bathtub - fiberglassea$450.00 $0Bathtub & shower surround - fiberglassea$750.00 $0Shower stall & surround - fiberglassea$500.00 $0Showerhead & faucet kit (w/ new diverter valve)ea$250.00 $0#13142152Bathroom towel bar kit & TP Holderea$100.00 $0#4293681Frameless Glass Shower Doorsea$1,000.00 $0INTERIOR (cont.)CategoryY/NRepair Type#UnitCostTotalFramingNew construction framing- (includes walls, floors & roof)sf$30.00 $0Interior framing changes (non load barring)lf$15.00 $0Open load bearing/structural wall - 5' Openingea$500.00 $0Open load bearing/structural wall - Entire Wallea$1,500.00 $0InsulationWall insulation896sf$1.50 $1,344Attic insulation, blown-in500sf$0.80 $400WallsDrywall, tape & skimcoat walls/ceilings in gutted house (or factor approximately $34 per sheet of drywall material + labor)896sf$5.00 $4,480Drywall, tape, & skimcoat a wall (1/2" thick)sf$2.50 $0Drywall, tape, & skimcoat a ceiling (1/2" thick)sf$4.00 $0Patchwork section of a wall - (drywall, tape, & finish)sf$1.50 $0Expose Brick Fireplace.

Maybe pay a good contractor or other professional for a formal breakdown of replacement: cost for materials plus labor, then include your time.

Hello everyone,My name is Amrit and I am from Melbourne, Australia.I love this community and love BiggerPockets podcast, thank you so much everyone for teaching me lots of things (Future is looking bright😉).Not gonna take much of your time, although I have a lot to say.If anyone in Melbourne, Australia doing flips and need hand with anything please do let me know if you need help.I am free every Sunday, happy to do any kind of laboring or any work and in return just want to learn about filliping.

Want to get a sense of costs and what’s the best price per sq.ft and how I can optimize on the costs.

Cut your losses, optimize your potential.

In my XP over dozens of flooring projects I’ve almost never found Lowe’s or Depot to have cheaper options at comparable wear ratings and thickness, which is often a direct indicator of difficulty/labor cost on install since often: cheaper = thinner = lower material cost subsequently lost in higher labor costs and waste/broken boards.

Also I’m ans electrician, plumber, carpenter by trade, so I save tons just using my own labor and own helpers.