If there is anyone here familiar with the area I would love to buy you a cup of coffee!

One year wouldn't be a big deal, remember too that you authorize them to pull returns, that authorization can stay active over the term of the loan.Depreciation is the nature of the tax beast, it is not a cash expense and is added back in, all business assets other than cash/liquid accounts depreciate under one schedule or another, furniture fixtures equipment or real estate.

Lock that in and you'll at least be able to prevent gouging on 75 to 80% of the work.Thinks like installing doors, faucet fixtures, lights, cabinets, countertops, tile, laminate, vanities, sheet of drywall, etc. 

Paint, flooring, sinks, toilets, light fixtures, etc are an easy quick fix and make a world of difference.

There's a good chance that the plumbing and fixtures have been stolen if a property sits long enough up here and hasn't been properly secured immediately.

This is a new world for me but I'm learning truckloads and I'm swimming in my cup of tea!

People will still need a treat but a cup of coffee for about the orice of a gallon of gas?

Cabinets, fixtures and the like are simple stuff.

No use filling a cup with a hole in it :P.

Yes - don't forget about the little things....carrying costs - which is not just the mortgage, but also heat and electric...closing costs (always more than you expect them to be)...minor things that add up...ie - mulch in the yard,new smoke detectors, light fixtures, dump runs, whatever.