Rates are pretty high (12-15% with an additional 5% of the loan paid at maturity).

In Tampa area I am well connected as a PM and broker and have a lot of off market in addition to MLS. 

Client reduced price and using Direct IRA financing.

An addition of soil, a swale, or a French drain may be necessary.● Part of the patio on the east side of the garage has a negative slope.

LLCs require additional filing fees and tax returns and just complicate things.

In addition, there are also different rules with regards to Timeline as well as identification that you need to follow if you want 1031 to be possible for you as an investor.

However, I suppose it depends on your situation.I know some people who borrow from their 401k or use an IRA to pull from.

Since you have no contract, there is nothing that says you do not have to pay if you are not satisfied, and your spreadsheet would seem to indicate you owe him the money.Similarly, since you paid him for previous work on the spreadsheet, and the spreadsheet shows you owe him for additional work, your argument is not very strong.

I have also added line items for common area monetering and additional appliances.

I charge a $150 pet fee, of which $30 goes to my cleaner for the additional cleaning.