It seems tenants want to see the unit in it's final stage--sometimes they have trouble envisioning how it will look with new paint or carpet.

I am at the stage where I need a mentor to simply help me apply what I already know / suspect.

When the home was staged and maintained in mint condition, I was very confident I could get $2200.

The second house is under construction, the third went to permitting today and the fourth is in the planning stage.

If staged correctly I could split the master into both a sleeping space and fairly large sitting/office area.

It depends on state law and at what stage to foreclosure process is in.In Texas, if they have posted the notice on the door of pending foreclosure and Sheriff's auction, then the bank cannot deal with you at all.

How about money costs, staging, closing costs on the buy AND sell?

the staging furnitures are at the property already, and I signed the contract agree not doing any work after the property is staged.

You are also basing ARV on converting it to a 3 bed 2 bath.I wouldn't touch a conversion unless there are other 3 bed 2 baths on the street.If just mainly 2/1's then you are going to have appraisal problems and getting buyers to offer on it.Nobody usually wants to own the most expensive property on the street because it appreciates the least and in a down turn loses the most value.Also I believe "I am not sure" but maybe Will knows is that the HML lender wants a qualified contractor to perform the work and will release the money draws once stages are completed.Also some of the work the city or county will require a license for you to do and you will not be allowed to complete the work yourself.It depends on local codes and what they require.You also have to factor in carrying costs and do overs.If I do something that normally costs 1,000 using a professional myself for 600 with parts but it takes my 3 times longer to do it and I mess it up and have to buy parts again then it's not smart.What you have to do is to find qualified contractors to get the job done quick at a below market price.You keep repair numbers low this way and turn times high.If you start a flip a certain time of the year and miss your list date you can be in a world of hurt when the slow season comes rolling in.You might sell at a real low value or not at all while holding costs from the HML eat you alive.You will also many times need good credit as all the HML's I talk to like to know if the investor has trouble selling the HML has a regular lender they partner with to put the investor into a regular loan and pay them off.

NOtes do not get extinguished and you should never pay anyone or any company upfront to provide a service until that service is completed to your full satisfaction.In fact, I believe such a service would violate new federal and state laws that were passed to protect homeowners (particularly those in short sale stages).