I'm assuming buying say a 12 unit apartment complex for $800K would cash flow more even with a mortgage than a single family or duplex for $200K even with no mortgage right?

say a home is going through foreclosure and I strike a deal to save it.

Also if you can get a loan and still cash flow then I would say a loan is totally worth it.if you want you can try to pay the loan off faster if you want to own a property free and clear.

If the EM is a specific amount requested or i want to get some attention with say a 10% EM, then I will right a check specific to that offer.

I assume the following: you can't estimate on this alone because labor, differences in houses say a vaulted roof but maybe you can get a ballpark for your own uses.

Lets say a building has some tenants but will take a year to get stabilized.

Say a contract puts a lien on the property.

I know you want a dollar amount but that depends on the market you are in and the class of property you are working on.To give you a perspective that you can relate to, a factory worker with a moderate skill level as say a machine operator will earn $10/hr.

I have to say as a Realtor it is soooo hard to ask someone else to run comps for me.

Removing the walls also impacted the usable yard area and reduced his ARV by about 40K.Needless to say a understanding all the implications of a unpermitted structures can make or break deals.