Writing offers is a serious business - you need to know and understand every word in that offer and most importantly -- you need to understand disclosures and have a sense of fairness.Also understand that agents DO NOT write contracts (unless they are lawyers) they can ONLY fill in the blanks on a standard approved contract of sale (usually 20-35 pages).You can design your own contract if you are presenting yourself.When making offers nationwide -I always have "Hybrid" clause (sellers love this)Use banking days (nothing goes as expected in real estate deals - you need time to get to the profit)A built-In extension (you need time and don't want to beg for an extension.)Financing clauses - (the sweeter you can make the deal - the easier it will be to assign your contract - we call it CONTRACT CANDY - ask for everything - the furniture - car in the garage - lawn equipment - money back at settlement - paint the house - delayed settlement etc.)A memorandum of understanding - sellers need to understand your motivation and what you are trying to accomplish and who you are - do you have a license, bonded, insured - references - testimonials - etc. remember you are a buyer - sellers look to you to satisfy their financial needs or real estate problems - don't be cavalier about your actions - leave ego at home.  

The materials vary but labor costs vary as well.I usually assume $10 dollars per sqft (interior livable sqft) on a very light cosmetic rehab that would only be some flooring, cleaning, paint, change of plumbing fixtures, possibly some appliances, and kitchen hardware, along with some new trim).Once we get to redoing the trim and doors and new kitchen it can get up to 20-30 dollars per sqft or more depending on the grade or level of work you're doing (low end, mid end, to higher end area).Most of my experience has been with upper low to mid range rehabs and rental grade rehabs focused on getting the highest rents, with the most durable materials I can find, delivering the eye candy, but not over spending either.So I guess for you it will depend who  you're catering your rehab or repairs for.

It was like taking candy from a baby.

Here's an example of a sign we sell:My point is that alarms, cameras, timers, vigilance, etc won't stop every bad actor.

We vote for someone because of their race or because they were a Hollywood Actor or because they are good looking (I actually heard a soccer mom say, "I am voting for Bill Clinton because he is so good looking).

Obviously in any industry there will be good & bad actors.

Real Estate has bad actors and great people.

Equity is the prize at the bottom of a box of Cracker Jacks - if you eat enough candied popcorn and peanuts, there's something waiting for you at the end.

http://en.wikipedia.org/wiki/List_of_cognitive_bia...And Dion, yes, I know who Nic Cage is, one of the best psycho actors around.

But I do not see that this has anything to do with the Safe Act or Dodd/Frank.