You see it a lot in old buildings that are remodeled due to the difficulty in adding chases and the desire to leave the structure exposed for aesthetics.

The catch is that you have to occupy, so that limits the way you can invest.If you find a FSBO, they can do whatever you decide to agree on.If you find a long-term private lender, you can do whatever you agree on.If you do flip style, you can buy with hard money for a % of ARV, which may cover up to 100% of the purchase and remodel.

The last small remodel job I had done I spoke with the contractor and we both had already agreed that I would be buying more tile to cover the "things that just happen and we need more".

I'm in a perfect position to sale (tenant damaged house, insurance claim, ... the whole nine yard, and insurance pay for me to remodel the house - long story, let's get coffee or lunch sometime, my treat, and I can share with you the whole experience).

Bought a place for $87k needs about $25k remodeling.  

With a remodel, it is a trust and business relationship that you will develop with the contractor. 

We both own our own businesses and have decided to apply our experience and knowledge to this new business, so we've created Land Here Properties to buy, remodel and sell homes.  

Jon Beechham owner at JB construcion in Seattle is the man you want to talk to for Bremerton area remodeling.

If your greatest concern is a potential downturn, you've already performed the wisest hedge - buying properties in high-demand locations.  ...and if/when things go south, you have a few levers besides price to keep your properties performing:Providing quality finishes to set you units apart (which you may be doing already, based on your remodel comment).  

I just started the process of doing a total remodel/gutting on it and was wondering if anyone had suggestions on how I could go about getting financed for the amount to complete the project now vs doing it in small chunks as I can afford it.