I was a little caught off by guard by the difference.

What prices should I be looking for per square foot, for the 900 square feet I have been bid $2100 installed and scotch guarded. 

The largest expense every landlord should guard against are vacancy costs.  

Only suggestion with that strategy would be to make sure you are spot on with your ARVs as you don't want to get caught off guard with an unanticipated appraisal value, especially with your next deal being dependent on the cash from that refi.Also as Tamara points out, if you are buying using the 70% rule, that should also give you a viable alternative exit strategy of flipping if you wish to pursue it.

And let's face it, there will be times when a #1 can be caught off guard allowing opportunities for others to share the pie. 

Instead of using plywood, I suggest using cement backer board and red guard or its equivalent.

Attorney should include number of safe guards to give you flexibility.

The manager, her friend, the tenant who needed the power turned on, myself, and… shall we call him Jonathan the idiot security guard?

It was only after buying my first duplex years ago that I learned the cashflow game through experience and learning it by doing it.If you have $100k,, GUARD IT CLOSELY.

I know this game we play is an ever learning process, but this caught me off guard...