These were created as an entire zoning overlay and standards update that was conducted.

I'm envisioning putting in $25k worth of materials, which would give me new floors, new bathroom, new kitchen, expanded rear deck, drywall in almost the entire house, and updating HVAC and plumbing - this doesn't include my labor of course, but I work remotely, and July through October is my slow season, so it kinda falls into the perfect "pack the dog & your tools and go up to the house for 2-3 weeks to get some work done" calendar for me. 

Updates, updates and more updates – things you want when you’re dealing with thousands of dollars.

You gave her ample warning, she asked for more time then ghosted you. 

Word to the wise: everything should be updated and without deferred maintenance.

However, if the property has a newer roof, newer windows, updated plumbing and/or electrical, updated heating system etc., it is possible that this number could be adjusted downward. 

I made the payment on the card yesterday and as soon as the balance was updated last night, got the updated balance over to the lender.I’ll see what the current lender says about buying points, would rather not switch at this point unless i really have to.I was told you have a 45 day window to make as many inquiries as you want, but still makes me nervous as i only need a bump of one point.Thanks for the advice!

Update my bud decided to admit responsibility and is going to pay down loan to 20-25%.

**I will continue to post updated versions of this post in order to update and educate everyone on my journey.

Always keep learning.Starting:You have ample reserves to get started.