Not looking at the actual cause.

It's pretty quick actually.

I have actually REMOVED bedrooms during rehabs to make the end result more desirable turning 3 bedroom units into 2 bedroom to make them more desirable. 

This is actually a really good point! 

Said they were not actual pictures, but renderings of proposed project. 

Greetings, BP Team.I am putting the puzzle pieces together in order to get ready for my first project, and ask that Houston-area investors reach out to me with the names of trusted contractors.Specifically, I am in need of a general contractor that:1. provides estimates of rehab works that come reasonably close to actuals (firm bids would be a plus),2. is able and willing to do cosmetic work as well as studs-deep rehabs,3. has a dependable crew(s) and is known to hit targeted completion dates,4. is knowledgeable of Houston / Harris County permitting and inspection requirements.As this will be the first of a long line of profitable projects, I really appreciate your referrals and any other recommendations that you could lend me.Thanks in advance!

haven't actually borrowed from them yet but they have great reviews and are very responsive in correspondence

An important point of clarification when talking about the Southern part of Dallas is that "South Dallas" is the name of an actual neighborhood, located around Fair Park (where the Texas State Fair is located).

Have you seen the actual P&L.

The start of that is usually when asset prices will actually reduce.