Itemize it and some states such as California you don’t do it yourself and charge them because they don’t allow that, get get professional companies.

Based on your description, it appears that you've purchased this property using the traditional approach which makes it impossible to BRRRR it at this point.  

Hard money, private or traditional?

@Derek Cheng I know some banks will structure a HELOC so you have a 10 year draw period where they only require interest payments and then a 15 repayment period, which more or less means whatever hasn't been payed becomes a traditional loan that is amortized over the 15 years.

The more rehab needed, the harder it can be to traditionally finance. 

Or if there was possibly another way to go about still getting it as this is sort of a no traditional eviction. 

That's pretty expensive compared to traditional decking and I don't think you will see a return on your expense.

There is no way I'd agree to this deal, unless I was absolutely against a wall with no out, which you are not.Find a traditional lender, you'll make a ton more money without the contingencies

My HML is also the lender facilitating the refinance...not a traditional bank.

What you'll find is that unless you have a unique strategy for how to engage with the Tucker, GA market, it will end up being the odd item in your portfolio.I have had one of those odd investments in Richmond, VA for a few years.