If they fail to buy, they aren't mad at me, they knew the terms and either failed to perform or changed their mind. 

Lori You would need some very specific information to the area in question but it would only be accurate if the assumptions are.

As the title suggests, there was previous work performed on the SFR (1400 sqft) 4/2 in 2008. 

@Stephen Nicholson, just like every other Hard Money Lender, one of the biggest challenges is helping new investors get dialed in on establishing accurate After Repair Values.

If you are a buy and hold type you will find many opportunities available; perform your due diligence as many houses require more construction efforts or cosmetic improvement than others.Hope this helps.  

Personally, I take dated and time stamped photos of our work, require signed contracts and change orders for work to be performed and text or email any important information relevant to the projects completion all in an effort to document just in case.

If you want a full blown written est detailed , thats going to be more money , but more accurate .

Would it be an issue if I was self-performing a majority of the work myself?

How bad you get to screw someone has limits.To stay away from such issues, investors need to justify their actions, in valuations and in charges for services performed, justifying fair and equitable dealing.

I have been researching and growing my knowledge in various aspects of real estate for the past 8-10 months, but no cash to perform.