I have 40 grand in cash but am trying to obtain an 85% LTV with a 10% (or less) down payment.

I make a good salary as an architect designing large apartment complexes for national developers. 

And you will probably have to have some kind of minimum payment in there in order to have it stand up in court; it's unlikely a court is going to let you walk off with a 200k house for 6 grand if the guy kicks off in 5 months. 

A mediocre deal 10 years ago would be a grand slam in todays market.

In looking at their pictures, I see hardwood floors, or designer touches, tile in the kitchen, etc. 

Is there a program free or paid on kitchen or bathroom design base on sq footage?

Going to be 5 to 10 grand for my house alone.So for any of you who are renovating/flipping in cold weather areas, here is your quick tip for the day: TURN ON THE HEAT to keep the pipes from freezing.  

I also know they have talked to Riverside City officials and they were very supportive of the units and were looking at similar city code for ADU's as other cities have adopted that would make the approval process pretty quick and easy for these units, since they are prefab the plans don't change on the design it's only a matter of approving the location of the site you wish to place the unit on. 

You may spend 2 grand this year , 4 grand the next , and nothing at all the next 2 years . 

Way too skinny for me . 20 grand is a small quick fix and paint in my neck of the woods .