If rent percentage is above 10% the restaurant is starting to go in the danger zone as you add in food and labor and returns are minimal.Look at current sales versus the brand's average.

I grew up going to the Hulen mall and these days do my shopping at Trader Joe's on Hulen.  

@Joe Rinderknecht  If your remaining balance is 160k, and the appraisal came in at 210k, your LTV is over 76%.

I'm looking to find an investor who is currently working on a project in the Tacoma / Seattle, Wa. area that would be willing to trade some free labor to help me gain some experience in the process.

A day laborer wants $15 an hour.

Also, you should consider attending the CDC zoning meeting where your property is to meet and greet zoning attorneys.Let me know if you have any questions.Regards,Joe Scorese

Labor for removal is charged at $45.00 per hour.Closets must be emptied, vacuumed and wiped down. $15.00 per closetLight fixtures – glass cleaned and bulbs replaced $15.00 per fixture /$1.00 per bulbCeiling fan, blades- clean top & bottom, motor housing dust free $30.00 -$50.00Vacuum – per room (carpet is shampooed by management after move out at no charge) $15.00Carpet- burns, stains, soil as per estimate / replacementBaseboards – dust, wipe off, vacuum per room $15.00 per roomA/C vent cover – vacuum, dust $15.00Windows – Glass, tracks, clean and dust free $20.00 per windowTo remove window pane, slide pane to center of track- grasp each side, gently lift up and pull forward to remove, clean, replace in correct order.Window- Glass replacement $35.00 per windowScreens replacement- $25.00 per window -$40.00 per patio door $25.00- $40.00Mini-blinds replacement $20.00 per windowPatio door – Glass, clean both sides, track vacuumed, wiped clean $35.00Patio blind replacement $50.00 per windowOutdoor patio globe- clean $15.00Sweep off patio and railings $15.00Bathroom exhausts fan/vent cover, clean, dust free $15.00Bathtub, clean tub and tile surround $25.00 – $60.00Bath sink, vanity/countertop, clean $20.00Bath – medicine cabinet, clean inside, mirrors, light guard $20.00 minBathroom floor & wall tile – wash, clean tile $20.00 minTowel bar replacement $18.00 minToilet tissue spindle replacement $5.00Toilet – clean inside bowl and outside $20.00 minToilet seat replacement $20.00Kitchen cabinets – wipe off grease; remove shelf paper, empty out $20.00 minKitchen-sink, countertop, wipe off, clean garbage disposal ring $20.00 minDishwasher – clean, remove any food particles from inside $20.00 minVent hood – wipe off grease, clean filter, clean light guard, top/underside $20.00 minStove/ Oven- wipe off exterior, clean under drip pans, clean oven/racks $25.00 min to $125.00Drip pans – clean (replacement cost is $7.50 each) $30.00 maxBroiler pan replacement $20.00Refrigerator/ Freezer-wash off exterior, top, seals, inside, crispers $20.00 min to $75.00Walls / Woodwork – remove nails, screws $15.00 minWallpaper boarders-removal per room $50.00 minNicotine – stained walls/ woodwork that require cleaning (see below explanation) $25.00 per hour min.The cost to prep the unit for painting requires the walls and woodwork to be washed clean from the smoke odor/ and nicotine stained damage.GaragesGarages should be swept clean and all debris removed.Floors should be clean and free of oil and fluids. $25.00 minABANDONED PROPERTY REMOVAL DISPOSAL CHARGESKitchen table $20.00, Kitchen chairs $10.00 each, Upholstered chairs $20.00 each, Sofa/ Couch $35.00- $50.00, Hide abed $45.00, Mattress $20.00, Box Spring $20.00, Dressers $40.00,shelves, entertainment centers, bookcases, end tables, coffee tables, $15.00 - $50.00 each.Computers, Monitors $15.00 each, Televisions & Stereo Equipment $25.00 - $50.00 per item.

And it also seems like a great tool for some newbies to take advantage of if they never have done manual labor/construction work.

And one of my partners on my team, Joe, is one of the best selling Realtors in our town.  

But here's a rough idea of the basic steps involved and what it cost when I did it: STEPS:~ Drain the pool~ Remove pool equipment & cap off water lines~ Remove/cap off any unused electrical~ Knock down the edges around the pool and make holes in the bottom of the pool for drainage ~ Fill pool with "clean fill" material (i.e. soil, gravel, rock, sand, etc)~ Tamp the fill material as you put it in to compact it and reduce the chance of it settling over time once it's all fullCOSTS: (we did the labor ourselves so this is just for the material)~ $450 to buy a jackhammer to knock down the edges around the pool and also to make the holes in the bottom (we could have rented a jackhammer for cheaper but this way we own one and can use it on future jobs)~ $1600 for the fill dirt (it was a lot of dirt!)