Ned Carey pretty much hit the nail on the head.

I haven't gotten the plans drawn up to nail down bids but I've over estimated (I think) on the parts that will require subs..

He used to be a contractor and pound nails.

Check local craigslist ads and classifieds for you appliances, then arrange a meeting with local authorities if you find the Bastard, nail his *** to the wall.

The reason for this is that this sometimes is better on small nail holes.

Ryan and UI have nailed it.Start reading and learn for yourself just how big the range is.

Rich,Good post and I think you hit the nail on the head.

I realized that I'm in the early stages of acquiring this property but I'd like to have my lender nailed down before this goes much further.Right now I've contacted my bank to see about a traditional investment mortgage but I'm thinking that a hard money/private lender of some sort will be a better choice since I'm planning on doing a few quick renovations then putting it back on the market ASAP.

Typically you the lower the better for each deal but if you can nail in a property at 65-70% LTV per Reo then you have a deal on your hands (of course if the property isn't in too bad of a shape)!

We even offered to put down a pet security deposit and even use a product called SoftPaws (a high density rubber cap that is applied to cats nails to prevent them from scratching things, perfectly safe and harmless, plus, its better than declawing!)