We pretty much want:-$100 option money-$1k earnest funds-Sliding option window that starts with receipt of survey; especially when the contract fuse is short-Seller to pay for tree, topo, setback, etc. survey-Cash offer with stepped-up escrows; generally at day 30, 60, 90, etc.

It would not be surprising that a bank did not get a survey, or got one and never even looked at it. 

All in legal (ppm, title, survey, op agreements, negotiations, etc) on an acquisition (we also use HUD financing which puts legal expenses on the high side) is usually 30 to 50k.

https://www.improvenet.com/before-and-after-home-remodeling-costsFor those of you asking for help estimating rehab costs, sounds like survey respondents in some areas are pretty good at estimating materials at least...attributed to diy and flip shows.

That is my ultimate thought/suggestion for anyone new...survey as much of the "landscape" as possible, then formulate your plan and execute the hell out of it! 

For even more accuracy, we choose to only use comps that are 1/3 mile away or less, with sales dates within the last six months.Sometimes, even the street can make a difference in the value of a property.If the only comps you have are on very nice streets, but the house you’re considering is on a very “distressed” street, then you have to reduce the ARV.How much is an appropriate reduction is a judgment call on your part.You’ll want to base that call on how much of a discount will be necessary to entice the final owner/occupant to buy this property over one they can get on the “better” street.If the comparable sale that you are using is too different from the subject property, then it is of little value.If you use it in your sales marketing, you’ll lose credibility with your Investor Buyers.An example of a poor comparable is when your subject property is an old cottage fixer-upper, and you compare it to the sale of a brand new in-fill (an in-fill is a new house built on a vacant lot in an otherwise established neighborhood).Rehab dollars vary according to level and detail of the job – everyone has a different formula.As a wholesaler, we suggest a middle-of-the-road approach for estimating enough rehab dollars to get the subject property to look like the comps.You’ll need to spend more on rehab as the ARV increases.Logically,buyers like more ‘pretty-ness’, higher-end fixtures, cabinets, etc. when they’re paying $200,000 vs. when they’re only paying $100,000 for a house.Buy/Sell/Hold costs are all of the costs associated with:üThe purchase (loan origination fees, title insurance, attorney fees, survey, appraisals, etc);üThe sale (real estate agent commissions, marketing and advertising, closing costs paid by the Seller); and üHolding the property (mortgage interest, utilities, taxes, insurance, etc.).

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