Many times, this kind of issue may just be caused by shrinkage in materials after the home was built. 

I've completed most soft costs but am getting squished between material prices and the threat of higher interest rates (15 units).

He has to go to the job, find out what the issue is, then drive to HD, to get the necessary materials, stand in line at the check out, then drive back and actually do the work.

That would likely save the project 30% of materials.

Fixed up comps have sold for $515kPurchase Price : $425,000Fix costs: $40,000, full gut labor, material, new appliances, new kit+bath, and new hvacRents: $2700-2800, $300 hoa, $400 prop tax, in good area with schools rated 9.

So, if the one crew that worked on this job normally does $50,000 to $60,000 worth of business every month, then, I have to ask whether or not this $45,000 job was worth giving up $50,000 to $60,000 in business for very simple jobs that take 1 to 2 days and because the $45,000 job cost so much more for materials I figure that I lost a lot of potential business and would rather have walked away from the $45,000 job.Everything is about the final numbers and you have to do the math, diligently, or you never know the truth and only guess and invest blindly.

In this hot market it seems like this makes the most sense, correct me if im wrong but the value in the quality of materials and brand new everything is probably worth the extra money in the long run.

Here's my ratio - if I contact my agent that I am interested in a property, then I'm writing a legit offer immediately afterwards unless the property was not as advertised or there was major deficiencies found that does not allow the numbers to work. 

SEC Regulation D 506(c) was introduced as part of the JOBS Act around 2012 which opened up the ability to advertise and accept accredited individuals.

Can I use some of the cash to buy materials to add more units at one of the facilities?