Are you open to working with contractors, or do you stick with established businesses only?

Add utilities, lawn and pool care $800-1000.

Even so, you will likely be asked to verify you are living there via utility bill or multiple letters from 3rd parties.Cheers!

Would be curios if folks have also just included the cost of utilities at this price and left it unpermitted.

The above rate will either be NNN or you need to estimate insurance, property tax and utilities and deduct.  

Most hard money lenders require 10-20% down payment of the purchase price or total project cost.Holding Costs During Rehab: Yes, you'll need to cover carrying costs, including hard money interest, utilities, taxes, and insurance.

All in all, this is exactly why you connect and establish a business relationship with an experienced investor-focused real estate agent who will shoot you straight. 

By the time I launched, I had already established a solid reputation in the Cincinnati market.

Also, not sure what relationship you have established with your property manager but typically people hire managers to take care of this part and be tenant-facing.  

thanks for your time and help rent to retirement works directly with build to rent developers like us around the country once they are framed up. you are buying properties pretty much at market value but with a hand holding. you can work directly with a builder or directly with them. they are just an intermediary. they take 5% on what we make as a builder but have a large list of investors and a systemized approach to selling new builds. if you want to get a better deal I'd recommend directly contacting builders and building it yourself. fly to the market. spend 2 days, tour new builds, get a feeling for how it's going. if your builder isn't building multiple at a time then I wouldn't recommend working with them. rent to retirement is a well oiled and well run machine. they've had their ups and downs with dozens of transactions in florida but modified their process. they are well known and established and transparent. if you have a more specific market and feel confident in your ability to vet deals try it out. happy to talk more my info is in my signature. we work directly with them to sell new builds and no organization is perfect but I have good things to say about them as a builder and potential build to rent developer that sells build to rent triplexes and single family homes through them to end buyers in California like the Bay Area, Los Angeles, and San Diego