Originally posted by @Jason DiClemente:@Jay Hinrichs I've done HML deals before, but never of that size, so I cant comment on large deals like that. sorry meant it for the OP  not you specifically. just trying to lay out some reality.bigger money deals are not like 200k HML flips   were lenders will take a stab at newbies or a company like DHM will come through at some point

It's easiest to have the tile company do this at your initial closing, but you can do it yourself.

And this would be attractive because if they have cash laying around, you'll give them a better return than it's making in a savings account, CD, etc. 

Lay two rows of rock about 4 inches off the ground and set the containers on top of them. 

Can I tell you how many times in my last flip where I got the wrong faucet, paint, mortar, tile, (the list goes on...)

It might help you, just like this post should have helped you.Either way, if you are feeling unstable because of it, please just lay it down and leave it alone.

This involved new windows, tile, refinishing cabinets, adding a bathroom, updating a front porch, and several other things to bring this property back to life.

In Texas HVAC/Heaters are one system $700 for a bathroom re-pipeI began recently upgrading my 1980s bathrooms with New Tub, New Bath/Shower faucets, and NICE, NEW tile from tub to ceiling......Cost labor and materials, $1700 per bathroom.$12K turn on large home, included new high quality carpet and full repaintHere lies the major deviation: Property type matters.....I have NO LARGE HOMES, I install NO CARPET.  

My biggest mistake was thinking that I could lay down new LVP on the main floor of my last house hack, 1 month out of shoulder surgery and I quickly pivoted to a local professional.

(FYI- I don't have a ton of cash laying around and will be getting a loan on this.)Thanks to everyone who chimes in.