Estimating cost for streets and utilities is just a piece of the puzzle, and likely easier, although more expensive.

@Wayne Kennoff- thanks   1) getting a personal referral is a good place to start 2) if you have narrowed down the options to a few -  contact both on the same  days and ask them for whatever  quotes  for your scenario ...ask for a loan cost worksheet  if  possible .  ...if their pricing ends up being  the same - make a decsion based on the  feel  for  cutoner  service you get when communicating with them.   3)  make sure they  disclose all the fees  related to the  refinance  ( not just their  own fees ) ..4)  reviews are   hard to  use to make a decision ( as you found out ) 5) rates are pretty high right now for rental  properties ....if you can wait to  refinance - you might consider doing so ...if you need to refinance - so be it ...Good luck 

Zillow can help you screen tenants for free ensure prospective tenants have;(A) Decent credit (Don't expect an 800-credit score from someone renting a room)(B) 3x or more in income than the monthly rent cost.

Are we allowed to ask how much Royal Legal costs on this forum?

.- Neighborhood ~ C- but a C- area here doesn't mean too much, smallish town ~ only about 50k peoplePurchase Price: $660,000Appraised Value at Purchase: $730,000Interest Rate: 6.625% - 30 year fixedDown Payment: 10% / $66,000Cost to Make Rent Ready: $14,000P&I - $3803 T&I - $898Total PITI - $4701/moCapEx, Vacancy, Maintenance - $1099/moTotal Monthly Costs - $5800/moCurrent Rents - $3800 (3 units)Fair Rents ~ $5000 but will likely only charge ~ $4500 to start.

I have seen the cost to file for a syndication range from $ 25K to $100K.  

The cost of living is extremely low compared to other cities and you can still many many positive cash flowing and 1% deals here.

If you had a default interest clause in your promissory note and didn't enforce that and they still made monthly installment payments, for which you accepted each time, then you are in a sticky situation to require additional extension costs. 

The billing statement was for around $3,000.00 but that is always the best outcome because the variance process is timely and will ultimately cost more than $3,000 when including legal fees, new use permit applications etc.

Hello All,I just thought I would introduce myself, my name is Cyndi and I hope to learn a thing or 2, about real estate investing in a very high cost area.