If they do, then to close on time you and the seller are very quickly going to have to agree to whatever the lender wants in exchange for being willing to doing an escrow holdback at all, which fancy language aside is basically ransom money in an amount greater than the estimated completion cost, to be released once it's complete (ransoms only work if the thing held ransom is worth more than the thing you want).

If you don't have a decent lumber yard/big box store near you then materials are probably a bit higher, but labor might be cheaper.Just a quick google came up with this.

Better safe than sorry!

Do you do quick books and/ or do you recommend something else?

Do you do quick books and/ or do you recommend something else?

A quick and simple evaluation tool is this.

Here’s to a quick close. 

I quickly realized that rentals on Oahu will not break even unless its a miracle.

Probably not the answer you wanted but its the safe on :) 

@Travis Quickel  I personally don't see any deal here.