• What is your sales price and how did you arrive at it?

But will definitely attend after I arrive in June.

Unless you give up some of that conflicting criteria, I fear you'll be stuck in analysis paralysis forever, waiting for that perfect opportunity and it's never likely to arrive. 

If it was your residence for 24 or the last 50 months you don't pay ANY TAXES on the gain up to $250K-single, $500K-married filing jointly.If it was investment property you take the sales price$185K, minus the cost$126K which equals$49K, minus any selling expenses like sales commission, legal fees title policy etc, etc to arrive at your NET PROFIT.

@Desmond A Dowdell, if you can get properties whose realistic ARV is $85k for just $26,295.00 (needing just $25k to arrive at ARV), then kudos to you.

In using these two methods for my analysis, I arrived at an interest rate of 4.99% interest only.

The way I bid is they can choose whatever finish they want on a specific item and I cap it, anything over is extra, (i.e. 10/sf for tiles and finish material up to $3/sf), it means that if they order a $8/sf travertine, they'll add $5/sf as a change order, that way they can choose whatever they want.To the OP, a list of scope without corresponding line bid is dangerous, that is why your lender require it, they could charge you 45k demo and 10k everything else to arrive at the total 55k, it's called front loading, and it is legal but unethical.

Many of the nice people who are members here arrived in a similar manner to the forums.

Irate Lady is still going off as I pull away to make a speedy trip to the Trustees, arriving at 903am.

I would give the agent a call, and before giving your offer of around 85k, speak on the issues that got you to arrive at your offer.