Simply put, we start off with the As Repaired/Completed Value (ARV), then subtract from that number a reasonable profit, the rehab cost (scope of work), which we've gotten good at, a contingency reserve for any "unexpecteds", our cost of capital/carrying costs (interest and costs of the leverage used), and our costs/fees on the buy and sell sides of a flip.

Buyers may just factor in flood insurance costs. 

Real estate is not the stock market and it's called buy & hold and not buy & sell for a reason.I did sell a few properties about 10 years ago when I learned the hard way that going into cheaper neighborhoods was not the right strategy for me, so that was basically a strategy correction and it was necessary, but also costly both in terms of dollars and time.

We agreed, and then they informed us after the fact that the cost end up being $2,000.00 because it was "so dirty." 

We're looking to gather info about likely cost, pitfalls, time required, considerations when obtaining financing, etc. 

We are considering building and holding townhomes but need to determine the costs.  

What add cost should they expect?

But I know that the leaders are working on plans to fix it and they are very skilled and effective.

Also, you didnt mention any financing costs, was this built with cash or do you roll that into your cost of construction?

10k Course, Sub 2 an inner city boarding house, Cost Seg, Cook Islands Trust  Naa, you forgot a step: after the sub2 and before the cost seg you need a G6