Now for my out-of-pocket expenses:Down payment: $7500 (Hard money loan 90% purchase price 100% rehab)Closing costs: $6500Inspection: $400Agent's commission: $5200 (didn't raise purchase price of house with seller concessions, so that money didn't apply to the commission sadly. won't make this mistake again)Holding costs: $1300 (one interest-only payment of $770, roughly $200 in utilities and $360 in insurance)Total: roughly 21 grand. 

If she moves out in seven days and leaves the house undamaged, you can apply her deposit to the unpaid rent and forgive the rest.

Naturally your old property must sell before you can take title to the new one, but it gives you a much better head start on the negotiation process of your replacement property.

Have you found more expensive insurance is simply "the nature of the beast", or is there a better way my broker and I can go about keeping costs down on that side?

Building rapport is one of my strong suites so the chemistry tends to flow natural.

However while doing so you also need to make sure to comply with any fair housing laws that apply to your property to make sure you are not at risk of being accused of discrimination.

The first point I was hoping to get across is formulating your entity structures in a manner that will achieve anonymity does not prevent claims from arising.To apply this in a practical manner, I volunteer myself. 

Appreciation is not evenly applied in a market.

We're still waiting to find out when we can apply and who we apply to, etc. 

I like smartcore from Lowe's, natural wood look with texture.