If it is a single family, i would pay anywhere from $3,000 to $4,000 for a good painter to do this job.

If you have a total of 10 subs (demo, electrician, plumber, carptenter, tile guys, flooring guy, roofer, landscaper, drywaller, painter, HVAC, mason, asphalt, concrete, tree guy,.. that's 15) and you pay every one 2k more than budget, that's 20k-30k and poof there goes your profit.

I have an electrician, a plumbing company, a framer/window guy, a floor/trim guy and a drywall/painter guy.

Then the painters.

For example certapro painting (sorry for the call out if you like them) they are franchisors who sub out all the actual work and don't actually have a single w2 painter on their payroll, they take about 60% of the job, give the sub 40% and the rest is eaten by overhead. 

Once that first-time discount is gone, one way to keep your margins healthy is to start building a solid team of subcontractors—plumbers, electricians, painters, etc.

If your painter doesn’t show up, that’s not an excuse—it’s your responsibility to bring in another painter, even if he costs more, or grab a brush yourself.

I plan to prime the whole house and then have a painter come in and paint.

This thing looks incredible, if anyine is in need of an honest dependable master painter in the city hit me up on the DM.

For example, maybe you’ve become an excellent painter.