I probably spend less time making decisions on big ticket items like roofs, kitchen cabinets or flooring vs bathroom fans!

New sewer stack from roof to basement.

Your water bill will go through the roof in a 4-unit if every family is setting up wading pools (I don't allow pools [ utility cost, liability and health/safety].)- Figure out which tenant you can count on and cultivate a relationship so that he/she becomes your eyes and ears on the property.

So, I need some advice on how to cut some on this project; here is the budget...............Demo- $2800Roof- $4800 (fix roof on addition and raise roof in kitchen)Gutters- $1200 (replace gutters)Siding- $3500 (replace with new siding)Exterior Doors- $1800 (replace 3 doors)Shutters- $600 (add to front windows)Exterior paint- $1500 (paint cinder block, trim, porch, columns, shed, etc)Landscaping- $700Windows- $3000 (replace all windows{14} except 3)Walls- $2500 (open up 2 walls from living room, dining room and kitchen)Drywall- $4500 (replace all ceilings, repair and patch as needed)Rough Electrical- $4800 (bring up to code, install new outlets, GFCI and ARC fault breakers, move electrical in basement to free up ceiling space)Finish Electrical- $1600 (replace all receptables, outlet covers, switches, switch covers, light fixtures, and ceiling fans)Rough Plumbing- $3500 (replace water heater, relocate/replace plumbing to free up basement ceiling space)Finish Plumbing- $700HVAC Rough- $4500 (Replace oil heating furnace and add AC unit)HVAC Finish- $400 (replace covers)Ductwork- $2500 (add new ductwork, registers, and grills)Kitchen- $10,000 (add bar style pennisula with cabinets, replace all cabinets, add grade A granite, create pantry, replace flooring, glass backsplash, new appliances)Bathroom #1- $3500 (bathroom #1 remodel)Bathroom #2- $4500 (basement bathroom creation with injector pump)Interior Paint- $2200Interior Doors- $600 (replace all with 6 panel)Baseboards- $3500 (replace all baseboards)Flooring- $4500 (replace with new hardwood)Carpet- $600 (in basement family room and bedroom)Finish Basement- $7500 (framing, insulation, drywall, trim, etc.)Leveling Basement Flooring- $5300 (tear up concrete and relevel)This is an older house with older doors, molding, finishes, etc.; nothing really has been updated.

Hire GC and subs to do additional foundation, frame, roof, wiring, plumbing.

Tan would be too easy but it would look nice on this house.I can see a light Navy color with bright white accents, dark roof looking good.

Roof is in poor condition.

. $150/sf could just be a safe number based on standard house styles and finishes in your area, but the actual cost will be based on lots of things: - Size of house - Level of finishes - Basement/No-Basement- Amount of framing (it's cheaper to build a rectangular box than anything)- Type of floor system and roof system - Difficulty of lot access/terrain/topographic - Etc.So, the $150/sf number might be a decent estimate, but until the builder sees the lot, the blueprints/drawings and the material allowances for the house, he'll have no way to know for certain how much it will cost.

.. and, it's probably the most nerve racking thing I have ever had to do!

He also said he put in about $40k in renovations like kitchen, pergo floors, bathroom, roof, etc over the past 2 years.