I'd ask around some GC's that are higher level they may have some decent project management/financial tools if they're at scale.

I was just the RE Broker on the townhouse project had nothing to do with the deal between the investor and the developer ( they had 4 or 5 other deals going at the time) But on this one the Investor sued and he sued ALL of us.. including most of the subs that worked on the project the developers staff  Myself  The guy who put the pilings in for the Peir in the lake the landscapers the janitorial folks I mean everyone..

I just closed on yesterday that is in Clearwater and closed for $660k with all furnishing and it projected to do over $90. 

It gets to a point where your rehab costs for you and your projects are known before the contractor steps into the property.

Specifically, creating a property project timeline for work that needs to be done and when to prioritize XYZ.

I'm doing this because then I can cashflow the renovation without having to take out reno loans, it takes a bit longer because projects get done as I have the money to do them but for me I prefer to be a bit more risk adverse and have less debt. 

Most lenders are going to want to see a few big things from the ownership group. 1) The borrower will be the enitity (LLC, S-Corp, etc) and any owner with usually 20% or more of ownership in the entity will be expected to guaranty the loan, 2) We'll want to see some experience doing similar projects from at least one of the main owners, 3) We'll want to see bank statements showing liquidity enough to cover the intial cash injection (down payment), the closing cost, and some cash in reserve.

List of all items remodeled and how much they cost and the comps in the area (some appraisers come from out of the area and you know best what the comps are and numbers are).Other option: if the numbers turn to be tight and you cannot refi, I would think about selling it lower and taking less on the deal to get your hands washed from the project.

32k or even 42k on a half million dollar house doesn't sound all that good.What's your projected cash flow after all your expenses including a likely higher mortgage payment than the current owners?

They said that kind of project would basically convert the property to an apartment building and requires R6B zoning.