To be brutally honest i don't care if it's at cost, below or above, I only care what it is exactly and how much. 

I would also send the insurance company this same letter and tell them they are going to be responsible for the cleaning and repair cost.

It ultimately comes down to your willingness to take on risk and the trade-off between investment costs and the potential savings if a lawsuit arises and your insurance policy doesn’t cover the claim (e.g., discrimination, harassment, dog bites, toxic mold, etc.).When it comes to structuring your investments, there is no one-size-fits-all solution.

Also make sure that you're up to date on the rules for the city state and county as it pertains to rooming houses and factor in higher than average insurance costs as you do your DD.

John said no, that our offer wasn't going to cover the design work and I asked him what the cost of the design work is.

I see too many investors now, put a significant amount of money in rehab costs and over leverage themselves on hard money loans with low down payments, their properties are not selling and they are lucky to just payoff their current hard money loan via a DSCR refinance. 

A friend and I created one recently:https://drive.google.com/file/...It was meant to compare costs between different lenders, but you can use it to just see costs from one lender as well.

Of course have your costs researched first bc the buyer will want to know how much it will cost them to buy.

I did not want to spend 50K on doing separate meters for where I have my rentals it would cost me this much.

It costs roughly $100/mo but is well worth the expense.