@Gary M caceres see if water company can give you daily consumption amounts, so you can figure out when it started - may help find the problem.

Is it segregated (only my funds in the account)- do you have an attorney on staff that reviews exchange docs and keeps them current - what is the typical time for your staff to complete an exchange ( you want to get a feel for if they are understaffed and can they get the work done on your time frame)- how many exchanges do you do a month- what is your errors and omissions insurance through, can I get a copy- what is the amount of your fidelity bond - for each occurrence- what protections are in place to prevent wire fraud- will my funds be used by the company for outside investments (goes back to the type of account funds are held in)- who will be my contact during the exchange (goes to customer service, you want one contact who you can reach by telephone)Investors should keep in mind that it is their money they are placing with a QI to hold for a short period of time and be sure they feel comfortable with the company they choose to perform this role. 

The house will still need to appraise for the amount of the loan if you offer a higher price in exchange for repair money from the seller.

If you cannot get your house in order in that amount of time, again not someone I would do business with.  

And then, whatever the seller was planning to spend, I'd have them pay that amount to me as an cash allowance at closing.

I am guessing there is either a preferred or in house lender with large amounts of credit to get to this? 

we have houses where the rehab amount > the ARV. 

@Nate Jenks no problem, here to help and clarify.When we speak to "cash out" loans in lending the maximum loan amount is usually 80% LTV on a primary home. 

He enjoys the cash flow, has a good tenant screening process, and is OK with the tenant headaches that are going to occur.I would put it higher on the reward side of the profile, but it also is a higher amount of work and harder to scale endeavor.

It will show the rent amounts, who pays utilities and expenses they know annually.