At some point down the road (6 months, 2 years, whatever), I'd refinance and take out what I've put in.  

This week I have 2 sellers I'm meeting with. the first has a 3bd/1ba house from 1885 that needs EVERYTHING. he put in new walls. it needs floors raised, a kitchen, 2 ba, lights, etc. repairs were estimated at 49k by my contractor.

I am looking to setting up an insurance plan for the house that I have put in a PA for. 

The last major thing I will suggest is locating an office for your new business that is convenient and has a minimum distractions.  

IE we / developer put in the streets sewer water etc.. and we create a Bond act that is passed by the county.. the bonds are sold to investors.. once the utls are accepted by the county or city they are used to buy the utls our bank loans or cash that has been used to put those in are then repaid or retired..

I'm no attorney, but couldn't you also put in a mitigation clause to enforce the terms as well?

The biggest step here is how much extra work you willing to put in- pull closer comps and ask for another appraisal.

Normally, $750.00 a month for most of the homes they were looking at.They would say to me, "Well if I removed that tree, and tore out the carpeting and put all hardwood floors inside the house, and built a nice deck in the backyard, and put in a marble island in the kitchen and different cupboards, how much rent could I get then?"

I just put in a no-contingency offer on a REO 4plex just above the BART station.

. $80,000) is less than the amount of the house that you put in at the beginning ($100,000) - so you are net $20,000 short.