The key is DO NOT soak the dry wall until soft.

Using established value of made up property from a CAP rate of 6% say $1 million dollars.If hard costs are $500k and soft costs are $100k$1 million minus $500k minus $100k would give us a property worth of $400k.

But I'm not saying you shouldn't brush up on a good presentation because that's where you'll find a lot of clients, DIY landlords right in your backyard.

By small minds, I mean people who can only paint with one color on their brush.

I get most of my wood each year from " I had a tree service take it down, cut it up, remove the brush, please take the wood for free"  Honeylocust burns good but I wouldn't go near cutting it for you if it's not the thornless cultivar. 

- Do lots require tree/brush removal across the entire lot?

Brushed gold and black fixtures throughout the home tie together the modern farmhouse charm.

Brushed gold and black fixtures throughout the home tie together the modern farmhouse charm.

Not sure what lenders you are using, but some lenders do soft inquiries for repeat customers. 

Time to research who he used for title, type of entity, who is his CPA, look for a soft introduction.