, it could take up to a week to get the appraisal ordered, done, and back to the bank.So, even if there weren't a "lock" on your loan, it's quite possible you wouldn't be able to close in three days.Ask your broker flat-out what the stip sheet says, and that should give you an idea of what the hold-up is...

My worst performer is in the nicest neighborhood - a 3 flat that pro forma's (we all know what that means) about $1450 a month that I'm into for $40,000.00.

.)$120$0 Exterior Light Fixtures$35.004$140Layers Tear Off (sq ft)$0.30$0 Smoke Alarm$12.004$48Repair Flat Roof$2,500.001$2,500 Doorbell$25.001$25PaintHeat and AirInterior Painting$2,800.001$2,800New HVAC$2,800$0Interior Door Painting (each)$5010$500Replacing Existing HVAC$2,4001$2,400Replace Sheetrock (Room)$3008$2,400Ductwork Needs Replaced$4008$3,200Ceiling $5001$500New Ductwork$600$0Interior Walls Retexture (Room)$1505$750Clean & Service HVAC$250$0Wood Windows$35$0Thermostat$1001$100Exterior Full Painting (sq ft)$1.601000$1,600DoorsExterior Trim Painting (sq ft)$0.80800$640Interior Door Replacement$10012$1,200Kitchen Cabinets (linear ft)$2020$400Exterior Door Replacement$2002$400Paint Tub$500$0Door Jamb Replacement$601$60Floor Cover (sq ft)Double Garage Door Replacement$500$0Subfloor $1.00$0 Garage Door Opener$500$0Carpet$2,800.00$0 French Door$500$0Tile$4.00$0 Front Door$5001$500Backerboard$1.00$0 Interior Hardware$7.9612$96Linoleum$2.75$0 Exterior Hardware$202$40Hardwoods Sand & Refinish$3.00$0 WindowsHardwoods Polish Only$1.00$0 Small Metal Replacement$120$0Hardwoods Install$5.00$0 Medium Metal Replacement$140$0Laminate Install$5.00$0 Large Metal Replacement$160$0Carpet Cleaning$0.05$0 Small Wood Replacement$200$0PlumbingMedium Wood Replacement$225$0Plumbing Entire Service (sq ft)$2.00$0 Large Wood Replacement$250$0Water Heater (installed price)$250$0 Small Pane Replacement$20$0Kitchen Sink (Y/N)$175$0 Medium Pane Replacement$30$0Kitchen Faucet$100$0 Large Pane Replacement$8015$1,200Disposal$90$0 CarpentryBathtub$200$0 Trim Replace (linear ft)$1.25500$625Tile Tub Surround (sq ft)$0 Kitchen Cabinets Replace (linear ft)$10032$3,200Tub Faucet$0 Cabinet Doors Replace$520$100Sink Faucet$0 Cabinet Hardware Replace$3100$300Bathroom Sink$0 Countertop Replacement (linear ft)$3016$480Shower Stall$300$0 Backsplash Replacement (sq ft)$416$64Shower Pan$800$0 Bath Vanity$2252$450Shower Door$200$0 Medicine Cabinet$150.002$300Showerhead$40$0 Ceiling Repair$2,500.001$2,500Toilet$125$0 Soffit Replacement (linear ft)$20250$5,000Complete remodel kitchen$12,0001$12,000 Guttering (linear ft)$3.50250$875Complete remodel bath$5,0002$10,000 Wood Repair/Replace/Remodel$3,2001$3,200AppliancesOtherRefrigerator$500$0Permits Required$5002$1,000Range$4501$450Misc.

You can also work with a discount Realtor for a flat fee - there are several out there.

FYI: The ground bar and the neutral bar are bonded in the panel.

1% of the profit or 1% of the sale price or a flat $500.00...

Some things still needed painted badly, the hardwood floors needed polished, the tub needed recaulked, and I only had 2 out of 6 of the new six panel doors installed, among a few other things.

I said I wold resubmit with new contract but they basically told me they flat out just didnt want to do the deal.

Keep them on a very short lease and do not be afraid to fire them.I have found that most PM companies can sell themselves well - hard to do checks other then go to CL or other forms of ads and call places - if you get an owner ask them - if you get a PM Company see how long it takes them to respond to you - call back - send emails - send photos etc.....By "pretending" to be a tenant you can find out a lot - even from 3,000 miles away.There seems to be two ways companies charge around here - 14% flat fee (no other costs at all) or 1 month rent to place tenant and 8-10% of rent - not extra charge for ads etc......

Some charge different rates based on the amount loaned, others charge a flat 2 points so there can be a big difference in cost.