@Nathan Gesner nailed it: https://www.hud.gov/program_of...

All the wood,nails, hangars, and TyVek.

The biggest expense I tend to overlook when plannig a rehab is the hardware (nails, screws and bolts can get up there quick) and other necessry items like caulking and construction adhesive.

Just make sure the selling agent that brings you a contract has the knowledge to pull everything together for you, and you should be good.Next time get those rehab estimates nailed down and you will be golden.

Well these guys got nailed because they agreed with the city not to rent it out on a short term rental but did it anyways.

Price is going to vary per job Mike, you really cant nail down a per hour rate for a contractor theres usually too much involved, maybe one of those handy man services will but you get what you pay for IMO when you go that route.

Keith Barton Obviously you have read a number of DT's as I have and realize that the "note being due" or "triggering the due on sale" is nothing to really be concerned with unless this regime puts the final nail in the coffin...or until Jimmy Carter is re-elected!

I am getting 12% cap on this house in Kansas City that my partners totally rehabbed, great guys!

You hit the nail on the head in your last post.As you mentioned the higher the cap rate the lower grade property it will be.

I'll mention again, stay away from pre-arranged deeds, they can easily be squashed and there can be title insurance matters besides, they are now in the predatory lending category, you'll get nailed if caught.Old CFDs should simply be converted to a note and DOT, then assign those in your note sale.