@Joe Splitrock hit the nail on the head.

Also look at @J Scott books. they helped me nail it down, but I recommend you keep track of everything as detailed as possible so you will be able to really lock everything down in the future.

Tenants are expected to hang pictures with nails, not anchors, etc.

@Paulette Midgette WOW, you nailed it right on - determine your property's appreciation rate - That's exactly what I need to do.  

I am looking at a park that is pretty awful, which too me is exciting because I see lots of potential to take this poorly maintained commercial property and polish it up for some killer profit.

The very low rent-controlled rents was literally becoming a nail sealing up my coffin.As a result, I was able to sell the building at a sub-3 cap rate.

I think I can negotiate some of his prices down, and that will get me about 5-7K less, but that still leaves a substantial chunk of budget to get nailed down. 

You really hit the nail on the head with my current situation.

Where this usually gets you is either in prequal, OR they will nail you at appraisal. 

It is challenging right now to nail down costs without experience in doing deals, especially on large rehabs.