They have a nice solid wood countertop that is inexpensive and can be cut to size then simply brush on some oil based clear coat to protect it.

Actually, the soft costs such as closing costs, commissions, other holding costs etc.... would be deducted to give you your profit and will vary based on what the customary expenses are associated with those items in your area.This is a fairly easy way to analyze potential deals for fix and flip and you should be safe if you follow this formula.

I can't tell you how many times I would pick up 6 packs of rollers, paint brushes, hand tools, etc that were free after mail in rebate.

This house has all-new roof, windows, subfloor, waterproof vinyl floor, soft close cabinets, appliances, siding, insulation, HVAC and duct work, light fixtures, tubs and showers, toilets, vanities..... so many updates!!!

Minneapolis MN north metro area looking to brush up on the wholesaling side of the game because of commitment issues here now!!!

Again, fits in your pocket and can uncover a lot in a very short period of time.The A/C ducting . . .if it is soft ducts under the house, rodents chewing into it is not uncommon and a reason most HVAC contractors in areas where that is an issue run metal ducts. 

Personally I like to open up floor plans, fluff up the kitchens and baths with nice tile (showers, backsplashes), granite, stainless appliances and other touches people notice (bathroom niches, wine racks, soft close cabinets).

A soft market strategy with selling being the objective.

I see that painting with to broad a brush.

You had the right plan and your soft heart took over, and now your throwing  a Hail Mary hoping the sheriff will still be able to serve the papers in time.Your explaining the situation to the tenant again is pointless, He went to court he knows what to expect, but he thinks he still has you wrapped around his pinky,,, No more explanations that's what the sheriff is for.. you get the sheriff to serve, you get a new lock, you meet sheriff and watch them leave and then change the lock.. have a drill ready in case they changed the locks so you can get the door open.