That way you can get a feel for what price points are in your area, and what kind of "finishes" (eg tile vs linoleum , hrardwood vs carpet) are in your target marketKen

That should keep you out of trouble, at least until you talk to them.I'd not every say "Rent-to-Own" that just draws attention you may not want now.If you're wanting to do deals of leasing to homeowners, feeding them a line about buying, giving them credits to deals they can't close, having them take on maintenance and repairs, the taking the property back and doing it again, I suggest you find another business strategy.If you have crappy properties, sell them to some buy and hold type and get into better properties.Brian has some good points there.John works with qualified buyers or those who will qualify, as you should be doing if you want to do installment sales.

I do know that the brown or tan on some of the higher end (cost wise) windows were an extra surcharge so I would say that before you go head to head with the HOA you might want to shop your project around to a number of window suppliers/installers and see what other quotes you get (but perhaps you've already done all that).

I agree one price and a payment plan (small installments per completed project) and pay the GC.

Other than aspects of the loan to value as to the borrower, the property is irrelevant to seller financing.I understand you're saying that property conformity comes into play in conventional however, a seller financed loan or installment loan the property collateralized has been owned by the lender.

Your charges for the lock replacement and deadbolt installation should not exceed what that would have cost.]

I am NOT a tax guy, however an installment sale whereas the seller carries a note secured by the subject property would make taxable gains more manageable.

Inside, you put in new floors and tore out the kitchen cabints along with installing a new toilet, vanity and sink all before COE. 

I would not use redfinThe A/C and dishwasher can only be counted if they were installed after the property became a rental and both those items would be depreciated over time - not a single year.With that rent vs expenses you are likely to report a profit every year so you do want an accurate cost basis to start to minimize the taxes you will pay.

So to do lease-options or installment sales you need to understand what the target is.