You sort of hit the nail on the head, carrying costs can hurt.

Do the prep (spackling, removing nails, any patching) yourself, then hire someone to spray the place.If you can find someone to do a cash out refi in less than a year, I want their name.

But the nails were about 40% less at the building supply.

Another thing is drywall screws vs. nails.

No "real" lender who knows what they are doing doesn't need the cost of nails as much as phases of costs and itemized generally to major items to be done.

I looked at your site and you nailed it, it's a people business and relationships are key.

Leah,Kenny nailed the 1000ft ideas of cold calling someone in this situation.How are you getting probate phone numbers in your county?

You've pretty much nailed the forms!

Make sure you have your math nailed down and make sure your vocabulary is flawless. 

Nail it off, then carpet or laminate right over it.