Items like lumber, insulation, roofing would be categorize as hard costs.

Today that basement is not only flooded by a mysterious leak but also signs of mold have begun to pop up.

Still need to budget for roof 25 year life span, appliances and hot water heater 12 years, hvac 20 years, bath and kitchen remodel 20 year life span.

New metal roof New gravel driveway New shed and pump house New deck Exterior paint New electric panel Rv pad with water sewer and electric hookups Interior: flooring, Sheetrock, paint, painted kitchen cabinets, hearth, windows and doors, bathrooms, walk in tile shower, mowed entire 7 acres.

I just received a copy of the previous inspector's report, and there were some plumbing/electrical issues (that supposedly have since been fixed), high moisture in some areas (so we will need to do a mold test), and a roofing issue on the carport, as well as some wood rot and a few other issues.  

I used the technique of giving the sellers two options, one was they give me the $20,000 off and I do the work, or two they fix the roof and HVAC and I'll pay asking.

Replaced the flooring and lighting throughout the house, painted and replaced the roof.

Replaced the roof.

The often have units for rent or rent to own.Some hotels do take pets and do monthly rentals, try Red Roof Inn. 

Locally, the twister messed things up badly but, now its booming with new roofs and construction and demolition.