Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

In doing so, bear in mind that the cost and admin of a corporation is higher and that the tax treatment is different:1.

It did not cost me $0.01.  

VA loans are the only loans that allow this, and there is no rate penalty for it no longer being your primary home.With that in mind, you could do a cash out refinance today at a higher rate than current market rates which will create profit on the loan, we can take that profit to pay for your closing costs.

I paid about $1500 in closing costs between title, appraisal, etc, but the original loan was wiped out in favor of a new lower rate. 

Which size of home is typically perform best on a cost benefit analysis?

I agree with John, we are seeing renovation costs of $150k- $200k for a basement unit and $250k + for a coach house. 

Yes we avoid custom work to help keep cost down. 

FlooringScope of Work:Replace carpet in bedrooms with engineered hardwoodRefinish existing hardwood floors in common areasInstall durable tile in wet areas (bathrooms, laundry room)Estimated Cost: $20,0004.

On your tax return you would report the proceeds, subtract costs and proceeds paid to seller, then the remaining profit would be your flat fee.