I always a little under my target amount ( a month interest and half the cost of the attorney) so they can negotiate. 

They have carrying costs.

I am actually under contract on a property in Columbus, OH and weighing the pros and cons of self-managing vs. property PM because I cannot seem to find a PM that seems reliable and worth the costs.

At least his apathy only costed you $1500 and indigestion. 

Lastly funding developer who has 3 subdivisions going in WA DC market. these are big time deals and with our funds for the soft costs  500 k to 1 mil on each project my client is going to make  sit down  but probably over 10 million net  life changing money and well we will do good too !!

I also suspect inflation will drive continued migration to lower cost of living / lower tax states.  

We almost went with a loan that we have to pay all the cost upfront and then get reimbursed on the back end and that was just not something we were willing to do.

My wife works for Ferguson, and I know many contractors, so I can get a lot of materials at cost.

FYI, most of my CFO clients borrow from HMLs that will lend up to 100% of their rehab costs. 

The cost shouldn’t be double what a duplex is, but should likely be less per unit.