Finally the third A/c was right and installed. 

Additionally, you might want to install a fence with a self-locking gate and make sure all pool equipment is up to code.

Day of the install after all the material is off the roof you’re asked for more money due to lack of material, i.e. compromised wood that was not inspected when it should have been.Just like a mechanic, you probably wouldn’t trust him if he told you you needed a new transmission but never popped the hood. 

We solved the problem by extending the closing date and got an installment plan for our tax bill.

Where you purchase a property that needs some work, live in it for 2 years, fix it up (either DIY or hire contractors), and then refinance & rent it out.

Now have water installed, w/ 6-bedroom (4-bedroom house and 2-bedroom ADU) septic approval.

My advice is, since you only have 2 properties, do hands on management, get a feel for neighborhood, rental market and save money by DIY.  

For example, if you are in a heavy bike community, maybe installing bike racks somewhere might bring some character to the property and it doesn't cost a lot.

Are you able to get on an installment plan with the IRS?

An approach you might want to take, is to break down each component of the rehab into its own price per sqft/linear foot/units for both materials and for labor.for example you might find that flooring costs and average of $3.50/sqft labor to install + $3.00/sqft for materials X square feet = cost to refloor+ always add an extra 10% for unforseensSo you would just need to do this for every part of the rehab based on what needs to be done and what level of finish you are going for.keep in mind that some things are measured by sqft, like floor, and others are measured by linear foot, like trim, and some are measured by total area, like drywall and paint, and yet others are measured per each like tubs and toilets.A good place to start with figuring costs is The Book On Estimating Rehab Costs by J.