Construction costs are up about 40% over the last 4 years.

Some home builders are eating profits buying down the rates with the lenders to get into the 4's or 5's fixed but it comes at a steep cost many tens of thousands in fees upfront to the lender.

I always gave in for ease and the fact I had a physical number, but when you looking at the cost per fax it is exorbitant.Today I received an email that stated my service cost was rising to $160 and they billed me on the same day.... umm no!

Well I’ve kept the rent rate on the low end, not a great investment strategy on my part but fear of vacancies had me under thumb.

Many investors are familiar with the concept of cost segregation studies and may have even had studies performed on their properties.

Potential ARV of 325k and rehab costs roughly 78k (these may be off slightly).

Question - Why do the total project costs not include the holding costs? 

I find that converting the property into a duplex is a lengthy and costly process, and I want to start renting it legally without going through a long process, because I've spent for rehabs and don't want to put in more for now.

The prepared me a quote that is low price (That is nice), but I am not sure if I am covering all the bases.

.- Neighborhoods to Avoid: Are there any areas that I should steer clear of due to high crime rates, low property values, or other red flags?