Good thread here because I have run into this issue. 

As an example, we decided to replace the windows in a house we were renovating and ended up costing us $50,000 extra because we got into issues with permitting and suddenly found ourselves having to hire an architect, speciality contractors, etc.  

Also, make sure you know what the local laws are.

@Kiryl Ulanovich,You're on the right track:Get Pre-Approval from Hard Money Lender – Know your terms and limits upfront.Find a Deal Through a Wholesaler – Verify numbers and ensure it meets your criteria.Review the Assignment of Contract – Confirm terms, earnest money, and contingencies.Conduct Due Diligence – This includes an inspection (if allowed), verifying ARV, and rehab estimates.Submit to Hard Money Lender for Final Approval – Lender will review title, contract, and property condition.Title Search & Clear Any Issues – Ensure a clean title before closing.Close Through Title Company – Finalize funding and take ownership.Consider also lining up contractors early for a smooth transition into renovations.

Being NYS, you've got to know Landlord/Tenant law or leverage someone who does.

She is arguing about the law. 

There were a number of issues, but the big one was a "repair" charge they lied about.

If using a private/HML loan for the first part of the BRRRR, you'll want to understand the terms and conditions and timing so that there's not an issue when you refi.

And that is the issue. 

The law firm handling tax foreclosures for the county put the tennis court lot up for auction.