Now I've gone back and read up on and evaluated everything I was charged:-Agent commission: $750.00-Origination charge: $606.50 (cost to create the loan) -Appraisal fee: $515.00 -Credit report: $6.68 -Daily interest charges from 6/25-7/1: $12.84 (prorated loan interest) -1 Year of homeowners insurance: $262.00 -Initial escrow deposit: $125.83 (Start escrow for insurance/taxes)-Title services: $527.80 (Check for liens on the property)-Title insurance: $349.75 (Insurance in case there are liens)-Gov. recording charge: $80.00 (Register property at city/county/state level)-Gov. transfer taxes: $172.00 (Costs of taxes/stamps/deeds to register)-Tax service fee: $85.00 (Makes sure I'm paying taxes on my loan)-Flood certification fee: $19.50-2013 City summer taxes: $1,027.74 My question is do you see anywhere I could have saved money?

You are representing whatever jacket or shirt you are wearing at time of offer.

Below is the information I used to get my estimate for the cost to receive a worst case loan ...ARV: $230,000Purchase Price: $165,000 at auction (includes excise tax and court costs)Money for Repairs: $5,000Loan Amount: $161,000 (70% LTV)Interest Paid: 18%Monthly Interest Payment: $2,415/mo (cost to hold for 60 days $4,830)10 Points: $16,100 (1 point cost equaling 1% loan amount or $1,610 in this ex.)Hazard/Builders Ins, Escrow Fee, Draw Inspections, Title/Attorney Fee, Lender's Title Policy, Owner's Title Policy, Processing Fee, City/County Tax Stamps, State Tax Stamps, Assignment Fee, Appraisal Fee: $3,500So at time of closing or in this case full payment of bid amount to attorney ...$4,000 to purchase (out of pocket)$161,000 hard money loan======$165,000 purchase price (includes excise tax and court costs)$16,100 10 points$3,500 loan fees (as detailed above)======$19,600 total cost to get hard money loan (all out of pocket)$5000 repairs to home (out of pocket)$13,800 total money in selling fees including agent's commissionTotal out of pocket investment $28,600 (4k + 19.6k + 5k)$230,000 Retail Sale Price-$13,800 Selling fees-$161,000 repayment of loan-$5,000 repair costs (out of pocket)-$4,000 money needed to purchase property (out of pocket)-$19,600 costs to get 161k hard money loan (out of pocket)-$4,830 interest payments for 60 days======$21,770 potential profitLooking back over my costs to hold the property I ommited the utilities expense which should come in under 1k, but even at that my potential profit could still be right around 20k which is slightly less than 10% of the ARV which is going to be my goal for my first property.Note: I see a calculation issue in my figures.

You'll end up breaking even or worst losing your shirt and that will definitely put a sour tast in your mouth for future deals.

Since I am an out of state investor this stops the nonsense that they are sending a check or money order in the mail after which I would have to wait for five to seven days before I get it and then have to listen to how they got the check back because they forgot to put a stamp on the envelope.

On the topic of lien wavers most of my clients stamp the back of every check .You can buy online for like $26

Stamp and a 25 cent money order the landlord show eats the fee.Joe Gore

Keep in mind the lower the voltage the more wire guage can reduce it. http://www.calculator.net/voltage-drop-calculator....Also anything under 120V is Low Voltage, so CL2 wire is fine, it should be stamped on the jacket or box. 

If you find a certified Designer, he or she can produce architectural drawings for you at a lower price point and then you just need to pay the Architect to review and stamp them.

More risk that way, getting below market value allows you to sell quick without losing your shirt.