Still have to install the backsplash, cabinet trim, and baseboards but we are getting there!

Assuming 6 months for the estimates bellow.Want to know if I am missing something ... advice welcomed.BTW - need hard money for this one if you have advice on this - welcome it is.Target purchase price: $230KARV: $360K (maybe a bit more)Acquisition estimate:Price: $230,000Closing cots (1%): $2,300My commission will be rolled into the deal (3%): -$6,900Total Acquisition cost: $225,500Repairs (it is a 3/2 with) 1488 sq ftKitchen Cabinets: $15,000Floors ( a descent ceramic): $4,000Painting and baseboard. $5,000 - inside + outsideWindows (10 windows): $10,000Light fixtures: $1,0002 baths (small baths): 6,000doors: 1 main door, 2 exterior doors and 5 interior doors: $2,000Driveway reseal, roof cleaning and elastomeric coating (flat concrete tile): $3,000garden and sprinklers (they appear to be OK but need minor tuneup): $3,000 - 8500 sq lot. mainly re-sod and some shrubs.a/c: $2,500Appliances: $3,000permits and inspections: $1,000we are looking for at 75 ARV hard money: $270KCarrying cost for 6 months: 13,500 at 10% interestUtilities for 6 months $1500.TOTAL COST: $294,400The sale:Expected sale price: $360,000 (on the lower end)Closing cost + commission: (5%) -  i am the listing agent: $18000PROFIT: $46,100Inputs welcomed.Hard money lender welcomed.I have been a Broker for over 14 years, live in the neighborhood, know the market.

Kitchen before we did any work to it.Removing leftover flooring under the cabinets...Stripping the cabinets.Painting cabinets with Kilz and cabinet enamel. 

You'll need to redo the counters if you choose not to get new cabinets or add cabinets in the gaps where you are removing appliances, but you'll have to make sure you can find matching cabinets for the new appliance location, otherwise require all new cabinets to be installed.

Should I install cabinets before or after hardwood floors?

As an alternative to a pantry closet, you may want to consider a pantry cabinet which is less deep, but easily accessed.

Then come back in with brand new plumbing, cabinets, banities, light fixtures, paint, floor decking, flooring, drywall, and electical systems from the weather head in.

The only time I typically see permits checked during a closing is by the title company when they run a lien search, and that's just to confirm there are no open permits that have not been closed out by a final inspection.Also, many interior renovations do not even require a permit (plumbing, electrical, windows, and structural changes certainly do, but not cosmetic stuff such as flooring, cabinets, countertops, painting, light fixtures, etc).My point being, refinancing may be a viable option (it sounds like you were already thinking along those lines).

(kitchen cabinets, appliances & tools) This was all planned for and there should have been plenty left over to cover unexpected costs.

hi everyone I recently purchased a home in Montclair and am going to pretty much renovate the entire house from paint, floor, cabinets, tops, doors, windows and landscape.Wanted to ask the Southern California bp comminuty and get your input as to where you guys shop for materials such as cabinets, countertops, paint, floor etc.Thanks!