When deciding about real estate investing I would reflect on your 6 years of experience.

Structures are like people in that the inner condition is reflected in the outer condition, thus any readily apparent deferred maintenance is a harbinger for more problems waiting beneath the surface.

I definitely will offer something that will reflect these updates. 

You have to self reflect, understand that you have/know what it takes to get things done then execute.

Make offers with the numbers that will reflect a potential for higher vacancy % for such things.  

He simply paid for renovations up front at the closing table and updated the HUD to reflect by providing the invoices for the rehab.

But the new taxes also reflect the obvious adjustment in SEV.  

Just be sure to itemize your cleaning costs to reflect the damage from smoking.

I am getting hard money to buy it and plan on then refi-ing in 6 months, how do I use the calculator properly to reflect the hard money and then the refi to analyze the deal?

I need to see if I can get the numbers in the calculator to reflect actual conditions.EDIT: I changed the purchase price and loan amount to 92,500.