I'll likely give it another few months before I officially thrown in the towel. 

I understand marketing campaigns, and the need to "stay the course" before you "throw-in-the-towel", but I'm considering dropping this campaign.I've been doing it for about 6 months, with minimal results.  

If you're going to leave the vanity, I would probably paint it a light color; if planning to replace, consider a floating cabinet with soft under-cabinet lighting to illuminate the floor (nice night-light and expands the space). 

I would renegotiate the contract terms, if he doesn't want to budge on the EM, then I would soft pass on the deal. 

Hard money, private money soft money?  

The idea is to gain soft control on the owner side and hard control on the buyers side which puts you in the sweet spot.

I completely rebuild them inside and out and I can tell you I can easily spend 85k on a single family without even blinking.To give you an example, kitchens can run you 10k for the most basic gut/build out, I typically spend around 20k with Ikea (love their soft close and quality) + quartz/granite countertops + slate appliances.

Like specific details that the seller upon a HML land development loan for soft costs will get $100,000 in exchange for simultaneously performing a quit claim of the property into the LLC that we are partners with the seller in.

Building a 1500 sq. ft. house would cost $150,000.00  If the developer wants 12%ROI based on ARV he will need $36K in profit, there's also some soft costs, let's call that 12% as well.  

., find your own cleaning crew (preferably an individual or small group that you can work closely with), find a local laundry service (don't pay your cleaning crew to wait around for towels/sheets to dry), electronic locks (keys suck).