Tom your projects and your web site look nice and I hope they sell quickly. You put some very nice features in these homes. I also want to point out that you have good taste. Things really "fit" esthetically when you are done.
Do you have employees? Do your subs? Or are they hiring day labor? Whats the labor rate where you are? Are you paying yourself for your time on the job working? Do you track your own time? Do your employees have health insurance? The subs employees? What happens if they get hurt on your job?
Are you a member of one of the pro remodeling groups?
When you buy, do you look at Sale Price minus COGS and fees to arrive at your profit? Or are you looking at COGS multiplied by mark up, plus all costs/fees, plus profit = sales price?
In our area, I'm pretty sure our pay rates are higher than in your area. A plumber and a helper is going to be about $250 a day here. My electricians labor is a little lower. Both of course are effected by material cost fluctuations.
Another thing we must do in our area is only hire fully insured subs which includes workers comp + CGL. Our own insurers insist on it and will back bill us if we have under insured subs or "sole props".
We do have to wait 4 weeks for permits minimum here. We need permits for dumpsters on the street for example and we pay to park them there every week.
Around here you are going to spend closer to $70 - $80 a sf cost. for any gut rehab using nice products, not high end, nice lighting designs, and having some design help.
To stay on top of costs to rehab here, we are very surgical in the demo so we can't use "neck down guys". We need skilled fast guys who know how to be careful. Then we rehab surgically as well. We pick out particular rooms or areas to focus on and then tie in with the finishes.
Also I rarely buy a shell since the costs to rehab combined with the shell costs can get too high. The owners of shells here all think they are full of money making potential or maybe gold.
I know a remodeler in western California and they had to pay $90 in FICA and similar state and insurance fees for every $100 they paid their employees. Ouch.
All this goes to say there are clearly costs to where you work in the country. "Cost" is never gonna be "price" for any subs, suppliers, or other pros.