Based upon your Scope of Work you included, it seems like the house is completely rotting from head-to-toe and will need a full exterior re-build and interior re-build?
Generally speaking, unless the house has just been abandoned and rotting for years I would be surprised if you need most of the items you have on your list.
Don't Over-Improve
Also note, that when you are fixing-and-flipping houses you do not want to over-improve your properties. Everything in the property does not need to be brand new. You should spy on your competition and look at comps in the area and match or slightly exceed the level of renovations of your competition.
At the very least your properties need to be structurally sound & safe, so you need to address building code violations like old electrical/plumbing systems and fix any structural issues like foundation, rotting structural issues, etc.
Otherwise, finishes should match/slightly exceed comparable properties in your marketplace.
Here is some feedback on your detailed estimate you put together:
Roofing $25k
- Roofing - It looks like you are assuming you are going to have to re-sheath the entire house for $7,150. You should only have to re-sheath an entire house if the existing plywood is rotting. Plywood is outrageously expensive right now, so that would definitely be an expensive repair if you had to do that.
- Fascia/Soffit Board Replacement - similar to above, this should only need to be replaced if there is significant wood rot.
- Gutters - if the property doesn't have gutters or the gutters are failing to keep water away from the foundation, then I would replace.
Demolition $9k
I generally estimate construction demolition by the man hour. For a 2,000 sf property where we are tearing out flooring, the kitchen and bathrooms and miscellaneous junk I anticipate 3 workers, 8 hour days for a week. (24 hours * 5 days * $20/hour = $2,400). This wouldn't include major debris/junk removal.
- 5 dumpsters is a lot. Generally, I use one dumpster for the initial construction demolition and a 2nd dumpster for general construction materials for the remainder of the project. That does not include furniture or other junk left behind by the previous owner, so if it is a hoarder house then you may need 5+ dumpsters
Interior Doors $3k
It looks like you have $500/each in material for pre-hung, solid core wood doors. You should be able to buy a standard 6 panel, solid core interior door for <$200/each from HD or Lowes. Solid core doors may be overkill depending on your market, so you could go hollow core doors which would be cheaper at <$150.
Interior Trim $6k
Unless the previous homeowner had dogs that scratched the heck out of the interior trim, you could probably re-use the existing trim. I generally just include 100 lineal feet as an allowance.
Interior Painting $10k
$10k for 2,000sf ($5/sf) seems a little high. I think you could get it painted for closer to $3/sf.
Plumbing Finish Work $5k
Technically in your Kitchen and Bathroom allowances that you included, those should cover all of the plumbing finish work for the kitchens and bathrooms so you are doubled-up there.
HVAC Rough-in/Equip
New Ductwork $5k - rarely will you need to re-do the ductwork on a property unless you are changing the floor plan.
New HVAC Equipment ($7k) - not a bad price, but I would only replace the equipment if it's not working or 20+ years old.
Electrical Rough-in $20k
I've rewired a lot of houses and I've never spent over $6k for a new panel, complete rewire including fixture install. Your price of $20k seems extremely high.
General Conditions
Storage Container $2k - I generally store materials in the garage. Unless this is a huge project, I doubt you would need a storage container.
