Going with private financing can cost a little more but it does still allow you to leverage your cash, if that is your goal.

Brings the cost as a % of the loan amount down.  

@Jimmy Cooper I'm starting construction on one of my garage conversions here in San Diego which is going to cost a little over a 100k (even though I don't think it should be), this is for a 2 single car garage space being turned into a 1bed/1bath.For detached garages (I'm starting on a couple here as well) they are anywhere between $250/sf to $500/sf+

There is a LOT of law, regulations, requirement's placed on real estate and screw any 1-up, it could cost a person and when were talking hundreds of thousands in exchange and more, "costing" a person can easily hit 5/6 figures. 

These plans typically cost a bit more to establish due to the legal work, but in most cases will save you considerably over the long term.

You can treat this cost as your expenses against the flips profit.

I know she works high-level management jobs and gets paid in the mid-six figures, so it would make sense that she would tell her company she needs to break the lease, and they'd ask her what that's going to cost as part of the package.

The key is screen, screen, screen and there are countless forums on here that I've contibuted to that explains what I do to screen.From the time I advertise, screen, show, offer the place, collect the first month's rent as a deposit and the time Oakland Housing Authority or Contra Costa Housing Authority comes and does their inspection usually takes about a month.

If you plan to hold, then dont worry too much about the upfront cost as long as it is within the appropriate range.

There is an additional cost as you'll pay for the attorney's time.