We have stop signs, signal lights, laws to obey, and a ton of stuff.  

The materials vary but labor costs vary as well.I usually assume $10 dollars per sqft (interior livable sqft) on a very light cosmetic rehab that would only be some flooring, cleaning, paint, change of plumbing fixtures, possibly some appliances, and kitchen hardware, along with some new trim).Once we get to redoing the trim and doors and new kitchen it can get up to 20-30 dollars per sqft or more depending on the grade or level of work you're doing (low end, mid end, to higher end area).Most of my experience has been with upper low to mid range rehabs and rental grade rehabs focused on getting the highest rents, with the most durable materials I can find, delivering the eye candy, but not over spending either.So I guess for you it will depend who  you're catering your rehab or repairs for.

More about the home, neighborhood, and long term plan:Maybe a little more about the home will help shed light on the decision. 

My current actions are looking for doing some light cosmetic repairs on my current house (fencing, flooring and other misc) using the equity in the form of  a HELOC (25k) and personal money (25k).

.~$450kSoil engineer $5kStructure Engineer 10kArchitecture $20kPlanning department $5kSchool Fee $6kPermit Fee $7kExtra time for inspection 2KFoundation/Framing $140k Electrical $20kPlumbing $15kStucco $25kRoof $15kInsulation and sheet rock $25Paint $8kFlooring $10kAC/Heat Cental Air $25kGeneral contractor for bathroom/kitchen/crown molding/ trace ceiling/led lights/cosmetic and custom design $40kCustom milguard windows/sliding door/doors/title hardwood floor/cabinet/quart/ all the finished material $50Land scape and clean up $15kThe price above I hired each contractors to do each Job because they are specialized in their job.

Ray Lai you're on what day to mail, the best to mail is Tuesday usually the mail is extremely light( I am a letter carrier )

Common sense as well as every book / blog / forum post that I have read says that you should secure your financing before making an offer on a property, but this seems backwards for hard money, as the lender wants to see your investment before lending out any money.Can anyone shed light on this part of the process?

Motion sensor lights and security cameras, or a big *** dog.

I have a contractor who claims some wire and can lights were "stolen".

It is now cleaned up and down to the studs ..everything needs to be done .. new roof , electrical, plumbing, flooring , all new fixtures abd lighting .. plus i am converting the attached carport into a new master bedroom thus adding Sqft.. turning it into a 1870 sqft 4/2 from a 1520 sqft 3/2 .