Hi Robert, I always look at the rehab and deciding what I can do vs the opportunity cost of spending my time elsewhere.

You will most likely have to pay a portion of the down payment assistance back.

Obviously what some of them have done is decrease consumer spending and increase savings.

Unfortunately most spend most of their time and resources preparing for the liability event. 

I do have a resource on island who can assist you. 

I end up spending 20k more than I expected.

More difficult after spending money on a rehab, but it might be worth an appointment with an attorney.  

A turn-key provider would be a company that can handle everything from sending you deals that fit what you're looking for, assist in getting you pre-approved for a loan, rehab (if needed), management, and maintenance. 

I would spend the $20,000 and have them spec out the site and also do a cost estimate. 

If so, roughly what are you spending per sqft?