The key to Wells and other Lenders is to use the same Negotiator whenever possible.

Let's say you purchased a 4 unit and let's assume you accurately forecast the financials and rehab:50k purchase w/30k rehab (+ soft costs, holding costs etc.)ARV is 100k Purchase and rehab funds come from hard moneyAfter your rehab, stabilization, and seasoning you refi in 1 year @80%.

When I went there I asked why there was a towel around the toilet.

I have most of my soft costs figured out and have a piece of land I'm ready to go under contract on and have vetted.

We ask our guests to:- Bag and take out trash to bins outside- Load dishwasher and start before leaving- Put all bath linens (towels, not sheets) in a pile in the bathtub. 

Such as "find me some high quality towels at a reasonable price."

Let's run your costs fast (very rough #'ers- have a spreadsheet I use- but lets us BOE)-Land $500k-Hard costs- $2M (sounds high- 200 psf for retail construction- I'm building at $130psf for hard cost)-Soft Costs- lets plug 20% for safety $400K-Leasing Fees (you're only paying for 4k sq.ft) 5% of your leases signed over 5 years and then 2.5% (my market- you're -might be different). 

The cleaning fee usually covers not only the cleaning but also supplies such as paper towels, soap, laundry detergent, toilet paper, etc., etc. 

I had a similar situation with a landlord, it was a house with a guest house in the back, two separate tenantslandlord wouldn't let me inspect, I reached out to him via DFD, place was beathe was hard to negotiate with but assured me that the tenants would be out if I purchased since he said they were both on month to month leaseshe wanted too much for the place and was local, seemed like he was just testing the market since its so hot here in Los Angeles, place was distressed but not a lot of motivation from himI did give him an offer though just basically assuming the place needed a lot of work, I calculated $35sq ft for rehab, I went higher with him and used 75% of ARV minus rehab and hard and soft costshe was a little insulted by my offer but LA is a tough market

I am budgeting $175 a ft for everything from demo of existing to final product, hard and soft construction costs.