I’m still figuring out where opportunities are / will be and consume a wide variety of materials.

It is tough finding off market houses to flip so I hope you find something. 

Also, who is disposing of materials?  

An approach you might want to take, is to break down each component of the rehab into its own price per sqft/linear foot/units for both materials and for labor.for example you might find that flooring costs and average of $3.50/sqft labor to install + $3.00/sqft for materials X square feet = cost to refloor+ always add an extra 10% for unforseensSo you would just need to do this for every part of the rehab based on what needs to be done and what level of finish you are going for.keep in mind that some things are measured by sqft, like floor, and others are measured by linear foot, like trim, and some are measured by total area, like drywall and paint, and yet others are measured per each like tubs and toilets.A good place to start with figuring costs is The Book On Estimating Rehab Costs by J.

You're in a tough spot, but here’s what you can do:IRS Payment Plan: Set up a payment plan with the IRS to spread out the $200K tax bill.

Day of the install after all the material is off the roof you’re asked for more money due to lack of material, i.e. compromised wood that was not inspected when it should have been.Just like a mechanic, you probably wouldn’t trust him if he told you you needed a new transmission but never popped the hood. 

However, their move will occur in Oct driving us to seek new tenants in a tough part of the year. 

Resourceful Being a lender is tough.

It can be tough to relate to investors in more affordable areas, but remember that your unique situation also offers valuable insights and opportunities.

There's a misconception that builders are price gouging, but in reality, the price of a home is directly tied to the cost of building it.When material or financing costs go up, home prices follow.