(This is why I usually advocate matching new agents to a mentor rather than letting the company pair you up). 

I have never invested in turn key and never really advocated it either.

I'm not advocating using all of your equity, just a portion of it.

Most people say they are impressed with the plastic card.I am not an advocate for telemarketing, but that is the method a lot of agents use to make their money.

I also have an additional $10k that I could use if I blow the budget as a backup fund.My idea was to go to the bank with a pdf showing the other homes in the area that recently sold, showing the finishings, current photos of my home, my estimates for cost, and my income history as well as my expenses (I have about 45% of my income unspent each month).

For all the people advocating holdback, title companies hate having escrow sitting around after closing.  

Getting a deed when there is no exchange of funds puts you in jeopardy of what consumer protection advocates like to call equity-stripping.  

Sure some will blow it on big screen TVs, but many will use it wisely. 

Don't want to blow up your thread.

We currently have a gardener that comes weekly for $150/month that mows&blows + a little shrub trimming here and there.