An easy rule of thumb (and it is only a rule of thumb not applicable in all cases) in the Houston area is:Houses 10 years old or less $5-10 per sq ft in price to rehab10-20 years old $10-15 per sq ft.20-30 years old $15-20 per sq ft. 30+ years $20 or more This will give you a rough approximation (very rough, but a good ball park for replacing all of the major systems based on life expectancy and updating paint carpet etc...)

It sounds like most agents are weary on putting "low ball" bids for investors and that is part of my concern.

Perhaps your end Buyers will be "flat-footed" (like the hitter facing his first knuckle ball) and a confused Buyer is usually a No-Buyer.Rough time in the 10 year Tbill world.

- so how do I couch a low-ball offer to him in a non-adversarial way?

I plan to walk through with my contractor in the next day or two to get a formal bid written up but we have already been through once to ball park the costs.

Welcome to BiggerPockets Bernie Huckestein.Great to see you jumping back in the game, your experience will shine through once you get the ball rolling again.

You'll need to have operating funds to complete the work before you're reimbursed for it.For such a project you should have 20-30K to start just to get the ball rolling.You may be able to find somebody to fund you on the terms you've outlined, however I would strongly advise them not to lend money on those terms unless they're okay with losing it or they owe you a personal favor.

Apologize if its a long post.Ethan Hamilton Being a real estate agent helped me get access into that first house, which the neighbors saw me walking around in and that pretty much got the ball rolling.

Juggle one ball at a time?

I know no one has a crystal ball, but do you think it will be worth it to still market to 60/90 day lates or would it be better to focus on other areas if the case really is that the banks wont be allowing as much?