Safe to assume $90-150k.Lower end is real number for 2-car garage to ADU in Sacramento Higher end is Bay Area with a few complexities 

Regarding the one month of rent Placement Fee, this is fairly normal.

It's also common to encounter retail branch employees who are  not familiar with  the entities and various ownership structures real estate investors utilize since they are normally opening personal bank accounts.

Instantly I can tell the hottest markets from the normal and cold ones, and separately determine which one's I am priced out of due to crazy high values.I'd suggest a similar value-based approach if you have the data to calculate on to identify a few markets to start looking for deals in, but remember this is still too broad of analysis to make a go/no-go decision on the projects you find.

Work to save a lot of cash (Which I just reduced my 401K savings rate to only cover my employer’s full match so that’ll be a couple hundred extra each month and I’m about to fully pay off my car in six months and that’ll be an extra $500/mo.

I have sold cars for many years and that is one of the main reasons your customers buy other places.

But electronic options don't normally work in those cases. 

We are moving towards where it is still possible to obtain them (normally based on the density of licenses already given) and at the same time where it makes sense investment-wise (attractivity for tourists). 

@Ted Akers  yes for instance this would not work well in WA with the excise tax of 1.78% or there about on title transfers.this was a low end deal in GA so it was a normal wholesaler approach I think the guy made 10k on the deal we made a few bucks and they absorbed the one closing costs and transfer tax which was probably nominal I would have to look at the hud.I can see this working in states were double escrows are not allowed any more... or if a wholesaler wanted to put to bed the thought that they are selling re without a license.. you know the wild wild west out there in that industry were basically anything goes   until it does not  LOL.I am NMLS mortgage banker sitting in the bullpen.. my license is on ICE but I do the CE.. just don't want to have to take the test again incase I want to jump back into doing HML.. so for right now taking title is a clear path.. no securities issues no licensing issues.. etc etc.. and 100% control. the only way I will do this these days.. but then again my clients are well known to me for more than a decade most of them and they are high volume flippers etc... so we have a lot going on...

I normally reply to posts but making a post :)Best bang for your buck I typically see when working with clients is exterior paint/siding and landscaping.