This number for resale town homes starting at $400k 3 story, roof top decks, etc. 5+ units. 

Exterior paint, deck repair and landscaping.

Tell your friend to pretend it's a knife (the tip is the blade) and to try to "kill" you.

For example, I might ask myself the following questions before starting a new rehab:- If I don't spend any money on this rehab at all and try to sell it to an investor, how much will I be able to sell it for;- If I just spend $10K cleaning it up, making sure everything works, putting in used appliances, painting and putting in new carpet, how much will I be able to sell it to a potential landlord for;- If I spend $20K to do a basic rehab with all new fixtures, new paint, new flooring, new appliances, etc, how much will I be able to sell it to a retail buyer for;- If I spend $30K to do a basic rehab AND finish the basement, how much will I be able to sell it to a retail buyer for;- If I spend $40K to do an upgraded rehab with everything new, granite, hardwood, new roof, build a back deck, install a fence, etc, how much will I be able to sell it to a retail buyer for;- If I spend $50K to do an upgraded rehab and finish the basement, how much will I be able to sell it to a retail buyer for;Then I analyze the likely sale price of each of those options compared to how much I spent on the rehab.

I would really like to add a deck or patio in the back.

One is a GC and the other 2nd generation carpenter/ deck builder.

We have another lot we are looking at that requires a rooftop deck to catch a view, and the lot is only 4500 sq. ft.!

I am looking for contractor referrals in the Seattle Tacoma area who are available now, reliable.1) Flip is about 50-60K and 2) B class rental makeover 20-25KWould prefer licensed and bonded GCs to run projects, especially the larger project, but I can GC if needed.Trades I'm looking:GC to handle mostPlumbing (repairs and move a sink drain 7 feet on same wall)Carpenter (fix & install doors, trim, rebuild deck)Window installer (can install and trim)Electrician to make some repairs on wiringI have painter, flooring, roofing, kitchen/bath cabinets coveredThank you!

I'll be spending lots of time on the deck reading this weekend.Sharon Vornholt - I started reading your blog after your BP podcast.

I wanted repairs done to my property( a smaller home next to mine) having a new roof put on or repairing the damaged part but since it's been so long the individual told me that it would be a repairing taking it off replacing the sides I guess it's the eves, repairing any other damage to the decking and was told they could do it in like two days  since the square footage was so small.