I used to ask for a third on the first day of work, A third after painting is done and the finalthird after completion.Any additional items not on the bid would be so much an hour with both parties agreed on.It has worked fairly well.Someone has to put their "neck out " .

Those burly guys with neck tats working on the large upright steel structures at a petrochemical refinery. 

One thing to be aware of with un-permitted space is that if there is an injury in the space, you could/will be held liable and your insurance most likely won't cover you for damages.

Perhaps an umbrella policy on top of your commercial policy to cover injury accidents, falls, etc.....Good Luck!

@Sabin Timilsina We still see BRRRR/FLIP deals penciling in your neck of the woods.  

What would $300k get in your neck of the woods with what sort of return?

The area in North Charleston that I am looking at now is by the neck region and has a property that already has tenants and cash flows to my liking (and potential to rehab for more) however the property does appear not to be in a well developed area (houses in the surrounding area are far from the "prettiest").

@Preston DavieI think it’s good for any buy and hold investor who is in it for the long haul.The very southern end of North Charleston in the neck is very rough right now.

I am curious what everyone's thoughts are as restrictions begin to ease - at least they are in my neck of the woods in the Florida Panhandle with beaches opening up.

this is situational real estate at its finest.when I am over in your neck of the woods most the business men are wearing NIce Hawain print shirts and slacks. and you can tell a local as they are not very tan  LOL. its only the tourist and those that work out of doors.When I was in the Timber business... guys would show up in their tree felling attire.. cutoff jeans and corkers ( boots with studs in them so they don't slip off of logs) pants duck taped at the bottom and sleeves duct taped close.. ( this to keep yellow jackets or hornets from flying up your pants or arms and stinging the crap out of you).Our market here in PDX is predominatly business casual.. nice slacks etc.. as others mentioned my bankers they were their daily suits... and its a requirement in that industry.. although you see tellers and what not get to dress down.If I am say invited to present at REIA type event or FIBI event in LA I wear slacks and jacket.