It's 1566 sq ft and the cost is about $300K .

Total cost is $3,200.I know the De Minimus safe harbor rule allows you to deduct anything under $2,500 and that anything over this amount, if considered a capital improvement, would need to be capitalized and depreciated over a certain period of time (the life expectancy of the improvement).

I probably didn’t elaborate well enough in my post.My income question was more meaning how do I know if it’s smart to invest in property with freelance income in a potentially volatile industry.

How much will the appraisal cost and how do I get started?

I look at this as what is my time worth from tow angles, what is my risk and liability doing it and at what cost?

Purchase price, rehab costs, selling price.

Did anyone else had same issue and Is there a way to decrease this cost?

Keaton owns a money hungry company with disgusting practices, steer clear at all costs. 

With no points, closing costs are reduced.

Hi @Kent Kettell, assuming you're running the numbers on your end, any loan offer that enables you to acquire the asset given your level of cash reserves and reach your target ROI at the expected project duration, net of financing costs.If you don't already have a useful calculator to assess cost and profitability associated with fix & flip projects I'm happy to share a copy of ours!