I've had a change order for 14k and anticipate another may come when the canal line is cleared. one of the biggest things has been holding costs with my particular loan product, plus multiple extensions with multiple extension fees Thanks for sharing.

Quote from @Patricia Steiner: Price cheaper with cash sale? 

There aren't many lake front properties in that area for sale, but there are a number that are in the 800k range.

Theyre great products for self employed borrowers who will not qualify for traditional loans, but there's a premium for that convenience.

 @Deepak Malhotra based on your sales price, I assume this was also sold many years ago.

Quote from @Daron Williams: I just invested in a tax deed here in texas it was a beautiful lot right on lake sam rayburn. i have it on the market for sale the only problem is you have to have two lots to build on.. i found the person that owns the lot to the right of me and there willing to possibly sale there lot the only problem is i dont have the money or the credit  to purchase it.

In sales your numbers work like, you get 1000 prospects before you even have leads.

Foreclosure sale price + accrued costs mean sale price on satisfies loan.  

For those interested, a combination of mortgages with no “due on sale” clause, mortgage companies loose due diligence, and title insurers willingness to “turn a blind eye” to practices that wouldn’t pass scrutiny now, resulted in tactics like the “second mortgage crank” which not only allowed investors to purchase properties with no money out of pocket but allowed investors to actually walk away from closing with “cash in their pocket”.

Getting a bit overwhelmed with all the required County Level and City Level business licenses, STR permits and Tax accounts (Business Tax, Franchise & Excise Tax, Sales & Use Tax) to register with the state.