I am in TX, I want to lock in a commercial property with a private seller, he doesn't want to go the traditional route of selling outright just yet, due to the property having items of value that need to be sold first.

I had a few. questions in regards to rehab cost, how do you find an accurate number on rehab cost. do you hire a contractor to come out and give you an estimate or do you look into cost of items that need repaired and calculate the cost that way. second  has debt to income ratio  bin a problem for anyone starting out when it comes to have approval for loans.

In saying that I don’t know if you replaced the roof, foundation, or other high priced items 2.

WE do include fees for removal of personal items, including excess trash. 

My opinion is ultimately the PM company should be held liable to make sure this vendor gets paid.The PM agreement states: (21) hire contractors to repair, maintain, redecorate, or alter the Property provided that Broker does not expend more than $ for any single repair, maintenance item, redecoration, or alteration without Owner’s consent; Leasing & Management Agreement concerning: (TAR-2201) 6-1-10 Initialed for Identification by: Broker/Associate and Owner , Page 3 of 11 (22) hire contractors to make emergency repairs to the Property without regard to the expense limitation in Paragraph 4A(21) that Broker determines are necessary to protect the Property or the health or safety of an ordinary tenant;3) Should/Could the vendor file a mechanics lien at this point?

Account Closed you have 2 items here to be aware of:Banks don't make a lot of money on smaller loans (so many don't write them)Buying with cash has a lot of rules to it (delayed financing, etc.)It might be hard to find a smaller lender in the area of the property so try to post on the Michigan forum to see if anyone can help with it. 

The exception is a short text asking for an itemized list of repairs to my email.  

It's not as accurate as breaking down the expenses by line item, but in my market, it is a relatively accurate metric that is quick to calculate.

Make sure you understand the condition of the property and make a list of every single item that needs to be replaced or repaired.

She’s been saying she will get the items for over two weeks now but basically is in no rush now because “this is on my record now so I’ll just take my time.”I can see her point but we have been very kind not evicting her earlier.Any suggestions would be appreciated.