If increasing your income dramatically isn't an option, and it isn't for most of us, you need to hammer down on those three expenses.Spending $2200 out out of $3500 for housing is a sucker's bet.

@David Hammer - awesome, really appreciate the perspective!

and then a nailer or hammer and pin nails to reattach shoe molding.

I am under the hammer of @BrandonTurner 's 90 day challenge !!!!! 

It sounds like they want to discover how much profit you'll make on the deal as is, then if they decide your profit is too high, hammer home a slightly less profit-making sales price.I also would not be too eager to hand over receipts for the repairs made as a result of the inspection. 

Point is, the world is not a big USA fan, and as we've had the sledge hammer of the USD to beat them into submission with, we did.

There are contracting businesses , and there are guys in trucks trying to make a living swinging a hammer .

I use Chief Architect Home Design Suite for planning out my rehab/remodels on screen before I start swinging hammers, but generally only bother if I'm significantly changing the home layout or I've got a very small space window to make my design work and I want to double check my work.

Hammer that out with an exit clause from the property.

@Tyler Libby just remember, every time you pick up a hammer you're only worth $25/hour (or more depending on the Tradesman but no where near as much as a RE Investor can make).What message do you leave when you call 20 people?