They didn't pay for it, so they don't take care of it like an owner.Before you make assumptions about costs based on a seller's contribution to improvements, find out what they improved? 

It's a GA LLC, but we're based out of CA. 

So you went based on pricing.3.

ASSET BASED LENDINGNote: Hard money is defined as average loan size under $2M, average loan hold duration under 2 years, and not a bank. 

To maximize your investment, use financing options like FHA or conventional loans, analyze deals based on cash flow and cap rates, and network with local investors through REI meetups and BiggerPockets.Good luck!

Here’s a thought:Step back and evaluate which properties, if any, are truly worth keeping based on current performance and future potential.

Does anyone have a "program" or formula to use to establish a reasonable list price based on current income and expenses.

Also, there may be some tax benefits if they can qualify for federal funding based on low income. 

If it is a contractor that is more organized they will likely do this already, if they are shooting from the hip "based on experience" they will likely just give you a total $ value. 

In my experience, your level of wealth that you can handle is based on your mindset.