A clotting foam pad. :)I also have a tourniquet in there.

It is a beautiful lake front property, 8000 square feet, 5 suites, 2 RV pads, 6.6 acres, lots of room to guild additional structure, Yurts, Cabins.

Will you build a pad for the foundation or use stem walls?

Don't let them pad the front end of the work with all the money. 

Since renovations rarely go exactly as planned, this padding is essential.Taxes - 6 Months x 1% x $200,000 / 12 months/Year = $1,000Insurance - $850/Year / 12 Months/Year x 6 Months = $425Profit - Profit is also an expense.

Plus the commission pads the negative equity for about 2-3 years (assuming 100% vacancy and self managing - which is tight).  

I've had to clean some pans with more elbow grease (and SOS pads) but guests are such a mix.

After that experience, only short-term deals on flips (of course, have it padded if the market turns and hold becomes the only option).

AC guy is likely waiting on condenser pad to be poured- Go buy a prefab one and have him instal. 

To piggy back off him, I'm based in Georgia and happy to share a few quick rules of thumb that have worked for me (as he mentioned every project is a little different):Light rehab (paint, floors, fixtures, minimal repairs): around $20–$30 per sq ftModerate rehab (kitchen/bath updates, flooring, paint, some systems work): around $35–$50 per sq ftHeavy/full gut rehab (major systems, roof, structural work, full cosmetic overhaul): $60–$100+ per sq ftI usually walk the property with a checklist (roof, HVAC, plumbing, electrical, windows, foundation, cosmetics) and quickly assess if each major category needs minor, moderate, or full replacement — that helps me adjust my per-square-foot estimate.Also, in Georgia, labor can be a little more affordable compared to other states, but material costs are still creeping up, so always pad your numbers by 10–15% for surprises.Hope that helps!