Extra 4 months of carrying costs are up most of the margin.

@Jay HinrichsI try to avoid historic districts at all costs.

Skip forming a corporation for now—it won’t protect you from personal loans, and it adds unnecessary costs.

You pay your agent at closing (think of it as an additional closing cost) Depending of the situation and of these options can be used by you and your agent to negotiate with the seller.

I have other money that'll cost me 10%.

These traditionally have lower rates than cash-out refinances and will only cover your existing loan amount + closing costs, so you'll need an existing mortgage for this type of loan.4.

It’s crucial to ensure that your cash reserves can cover not only the mortgage but also unexpected expenses during the remodel.The 30% housing rule is a helpful guideline to avoid overextending yourself, and ideally, you should be comfortable with your monthly housing costs even without rental income.

Figuring out the true cost will heavily depend on the type of dig down, depth, and total square footage. 

What else could that 30, 40, 50k+ downpayment/rehab cost etc do for you if it wasn't tied up in the property? 

funding land flippers as a capital partner is my latest thing.. since finding lenders for land is very difficult. continue to fund small developers soft costs for % ownership.and continue to be capital partner for flippers and BRRR folks