I've gone through four or five different file managers and I think we finally see the closing light at the end of the tunnel.  

@Tom HurfordThe house is 2400 square feet, brick. 4 beds, 3.5 Bathrooms, University Heights, OH (near Cleveland)ARV: $240K-$260K Initial Budget was $58KBid from contractor: $59KMaterials I am providing: $16K (incl 2k contingency) (in bold below)Rough Scope: Landscaping (clean out window wells, remulch beds, trim bushes and trees)- L: $1845Masonry ( Tuckpoint Chimney, Tuckpoint exterior masonry around porch, powerwash brick) L&M: $1200Windows (Replace 16 Windows): L&M:$3600Roof (Inspect Slate Roof): $150Gutters (Replace all gutters): L&M: $1200Deck (Powerwash and stain): L&M: $500Front Porch (Scrape and Paint Iron Railings): L&M: $100Exterior Lights (5): L:$100, M:$200Kitchen (Complete upgrade, counters, cabinets, tile floor) L&M: $11,000, Appliances: $3,000First Floor 1/2 Bath (Complete upgrade,): L:$2000, M (supplied by me):$550First Floor Master Bath (Complete Upgrade): L:$4500, M (supplied by me):$2400Second Floor Main Bath (Complete Upgrade): L:$4500, M (supplied by me):$1800Third Floor Main Bath (Complete Upgrade): L:$2000, M (supplied by me):$1600New Entry Doors and Lockset (3): L:$300, M (supplied by me):$1025Finish Basement walls and ceiling (Frame, drywall, and Trim, 400 sq ft) L&M:$10,000Finish Basement Flooring (LVP): L:$1500, M (supplied by me):$1000Refinish Hardwood (1300 sq ft): L&M: $5000Electrical (Replace outlets, switches, faceplates, interior lighting): L:$1100, M (supplied by me):$1026Paint Prep : L&M: $600Paint Interior (floor (basement), ceilings, walls, and trim): L&M:$5000Exterior Painting (Garage door, house/window trim): L&M:$2500

The judge isn't going to look at that in the best light. 

This is not uncommon as most small developers try to avoid involving the City in light renovation, but this seems to be more than light reno work.Is there a way to still make this deal work?

I did have an incident when doing a light renovation.

I realize that this may need some light fixing up here and there since it's not freshly rehabbed.

My concern is not to overdo it with pyramiding, especially in light of the rising rates.

Seems like the vacant lot actually was used as a parking lot at some point (marking and numbers, non-working flood light left behind).

they are all competing or fishing out of the same pond for the buyers.. find a company you like and and work with those that you feel you have the best connection with .. this is important.also there is a very FEW companies that do what I call turn key light..

My unit does not have its own meter and has a breaker box with most of the outlets and lights within my unit, but no access to the main breaker.