I don't know if you're doing a fixed contract price or if you are doing a cost plus, But either way you gotta have a higher intimidation factor with these contractors and you cannot let them change the game otherwise you will continue to get run over.

You also should factor in Capital Expenditures (Cap Ex) for the replacement of major systems.

Also remember to factor in property management fee (typically 10% of rent collected and may also include a release fee which is often a percentage of the 1st month’s rent).

Any external access staircase for the ADU shall not be located at the front of the house.3.

@Ron Alexander For distribution, you can have one or more per LLC, and that depends on multiple factors:- property class - you might not want to mix A class property with a D class property in the same LLC, due to different tenant level- cash flow - you might want to keep your cash flow cow separate (and alone) from the ones that barely produce (and can be combined in one LLC till they start "producing")- equity - you might want to keep the one with large equity in its own LLC while you can group the ones with little equity in another LLC (let's say you have one with 50K equity in its own LLC and 3 other each with only 10K in another LLC, till their equity grows to your risk threshold when you move them out in their own LLC).- number of units (in the case of MF)- location of real estateThe investor has to decide what mix is optimal for their situation.If Series-LLC is an option for you, get one and put each property in its own child Series-LLC, problem solved.

My hard cost plus some soft cost and a factor for my time.

The decedent did not have a will which is also a key factor.

@Craig JeppesenPossibly couple factors.

There are different situations and different models for income/outgo, and different markets for cost/rents where an analysis that is as general, and can best be described as using "fudge factors"...then making decisions based on that "fudged analysis", should probably be flushed out from the start. 

I am figuring a hard money loan for 80,000 for the rehab,  but when the numbers come out i see that it doesn't factor in my cash payment for the property of 16,000.