Here are key adjustments:Kitchen ($50k): Likely $60k-$70k for custom cabinetry, quartz, and premium appliances.Bathrooms ($40k): Expect closer to $50k-$60k for four bathrooms with high-end finishes.Flooring ($20k): Likely $25k-$30k for engineered hardwood, refinishing, and tile.Exterior ($12k): More realistically $15k-$18k with landscaping and a quality front door.Misc.

As noted above, a cash deal with all capital liquid in an account today is going to be taken much more seriously than a financed deal or a syndicated deal.  10% EM hard at contract signing and a 45 day close with no extensions will be taken more seriously than 3% EM hard after 30 days, with a 60 day close and 2x 30 day extensions.  

A few days before the sale the frame farm house was burnt to the ground and all that was left was the standing brick chimney and a lage pile of ashes. 

This gives you flexibility and a clearer understanding of how you’ll proceed based on market changes.

Here's the breakdown:Financing: We used a seller carry deal with 25% down ($100k), a 30-year term (balloon in 10 years), and a 4.68% interest rate.

Hello,I am a Software Engineer and a Real Estate Investor working on a tech product for the real estate mortgage brokers.

It’s taken a lot of work, and a lot of lessons learned.

That makes a real difference.Initially we had one originator, one part-time processor, and a part-time admin assistant. 

We believe that you set your strategy early on during acquisition, and as such, were primarily motivated by cash-on-cash returns and the strategy, with all of its pitfalls, did result in very reasonable IRR over the many years we have held.   

It includes HVAC filter and a few 'free' things (like one free lock out or something like that).