I should ask for fee details though, haven't gotten that, thanks for the suggestion!  

Both of those things cut heavily into your original estimates of profits.- There is a possibility you won't sell your property for a price high enough to justify selling and you may have to rent it for a while (oh, and incur a bunch of new financing & title co costs to refi out of your hard money loan).The ONLY fun things about them are: (a)  they are finally over, and (b) hopefully, you produced a good product and sold it with a profit... latter isn't guaranteed as you could guess from the earlier discussion.Consider negotiating your purchase prices harder and "wholetailing" instead of rehabbing.

Absolutely need everyone on leases which will include detailed rules and regulations.

I actually still have to complete an official walk-through with a contractor and based the estimates on a complete remodel being done - as there is foundation damage and the roof has not been done since the house was purchased in 30yrs ago.

She estimated only 10 to 20% of homes are left."'.

The 400 sq ft house had an estimated 25,000 cockroaches and they spread quickly and took months to get rid of.I had to pay for the neigbors cockroach bills because when the chemical was applied the cockroaches started invading the neighbors homes.

Be very reserved in your estimation of what you can do and get done with the property.

What are some good strategies to get accurate utility costs, vacancy rates, and insurance estimates so that you can calculate NOI and cash flow to take to the bank for loan approval?

Is that 3% just a line item credited on the Loan Estimate as earnest money already paid ----even if it was say 2 years ago?

Estimated closing cost and pre-paid will be approximately $4,750.00.