Drop bedtime routine and answer only to find minor issue at the time.

The house had very good bones and needed serious cleaning and cosmetics.

The house had very good bones and needed serious cleaning and cosmetics.

I am a residential buy and hold investor but have been approached about partnering on a commercial “cosmetic” building.

Posted about this in the commercial section but I know this portion of BP gets more traffic and a lot of people on here are involved in many things....Anyways, I have been approached about investing in a commercial “cosmetic” building.

I assumed I was being conservative by setting aside 10-15k for unforeseen rehabs/cosmetics but keeping the ARV at the purchase price rather than increasing it by the same number I put into rehab, thereby assuming the property value doesn't increase that much and I stay on the conservative side.  

I'm going to walk a few contractors through to bid the rehab (mostly cosmetic stuff for the existing units).  

Im aware the normal routine is 20%+ down on an investment property + Rehab costs, etc. 

would have to take a look inside first, but mostly cosmetic and updates.

The largest mortgage bank in the United States routinely advertises a rate with 2 discount points (hidden in the very small print) on top of 25% down for an owner occupant (also in the very small print), which is literally $10,000 in upfront fees on a $500k loan to get that rate they advertise.