Full gut/rehab (3/2 SFR) 2020 2021 April Multiplier Materials* Materials % of job Multiplier Labor $ Increase 01: Plans / Permits Plans / Permits $ 5,000 $ 5,500 10% 0% 10% $ 500 02: Demolition $ 5,000 $ 5,500 10% 0% 10% $ 500 03: Foundation $ 20,000 $ 22,000 10% 50% 10% $ 2,000 04: Roof / Gutters $ 17,000 $ 18,870 12% 50% 10% $ 1,870 05a: Exterior Paint Exterior Paint $ 7,000 $ 7,700 10% 50% 10% $ 700 05b: Siding $ 5,000 $ 5,500 10% 50% 10% $ 500 06: Windows $ 5,000 $ 5,500 10% 50% 10% $ 500 07: Garage $ 5,000 $ 5,500 10% 50% 10% $ 500 07b: Driveway $ 5,000 $ 5,500 10% 50% 10% $ 500 08: Framing $ 5,000 $ 9,500 170% 50% 10% $ 4,500 09: Finish Carpentry $ 5,000 $ 9,500 170% 50% 10% $ 4,500 10: Sheetrock / Insulation $ 20,000 $ 22,000 10% 50% 10% $ 2,000 11: Interior Paint Interior Paint $ 7,000 $ 7,700 10% 50% 10% $ 700 12a: Flooring (laminate) Flooring (laminate) $ 5,000 $ 5,500 10% 50% 10% $ 500 12b: Flooring (carpet) Flooring (carpet) $ 5,000 $ 5,500 10% 50% 10% $ 500 13: Kitchen All new cabs & countertops $ 7,000 $ 9,940 170% 20% 10% $ 2,940 14: Bathroom $ 5,000 $ 5,500 10% 50% 10% $ 500 15a: Plumbing Rough $ 7,000 $ 7,700 10% 50% 10% $ 700 15b: Plumbing Final Fixtures, water heater, garbage disposal, dishwasher $ 2,500 $ 2,750 10% 50% 10% $ 250 16a: Electrical Rough $ 7,000 $ 8,400 30% 50% 10% $ 1,400 16b: Electrical Final Fixtures $ 2,500 $ 3,000 30% 50% 10% $ 500 17: HVAC Work $ 5,000 $ 5,500 10% 50% 10% $ 500 18: Appliances Range, Garbage disposal, dishwasher $ 4,000 $ 4,400 10% 0% 10% $ 400 19a: Yard Cleanup $ 2,000 $ 2,200 10% 50% 10% $ 200 19b: Fence $ 5,000 $ 9,500 170% 50% 10% $ 4,500 20: Basement / Crawlspace Vapor barrier $ 3,000 $ 3,300 10% 50% 10% $ 300 Contingency Stuff happens $ 5,000 $ 5,500 10% 50% 10% $ 500 trash haul Final trash load $ 500 $ 550 10% 0% 10% $ 50 mow lawn $ 500 $ 550 10% 0% 10% $ 50 Staging $ 3,000 $ 3,300 10% 0% 10% $ 300 $ 180,000 $ 213,360 $ 33,360 16% Does this make sense?

If/when they tell you they need more time tell them that this is not the agreement and that you are filing Monday, if you have already filed what else do you have at your disposal to threaten with. 

I'm currently in the process of taking out a Heloc on my primary residence of up to 100K that I just want to have at my disposal until I have saved enough cashflow from those properties to support any repairs, vacancies, etc. 

If not, #3   3) the loss that was suspended because you didn't meet 1 and 2 can be used if you have other passive income or when you eventually dispose of the property.  

We have disposed of a few properties in the San Diego, CA and Austin Texas markets.  

Opportunity costs are real, glad you took full advantage of the equity at your disposal.

It is probably worth the cost of the lot, minus demolition and disposal.

Also add in disposal or storage of items. 

Outfitted with country kitchens, fireplaces, self-cleaning ovens, dishwashers and disposals, the single-family homes were priced from $21,500 to $27,900.

If you don’t have a signed lease with the tenants, which would usually require them to dispose of trash, you can take disputes up with the attorney generals office.