Well, for one, some new building materials and methods are unproven at best, and junk at worst.

Go off of what your contractors say, the book is broad and there is no way it can accurately estimate the cost of material and labor in every market with one number.

The wholesaler price is 200k and I estimated 60k in rehab costs (packaged it all into a hard money loan 100% LTC).

Biggerpockets sells a Lease Agreement Package under "TOOLS" at the top of your screen. $100 for a lease and several other documents, written by investors and attorney approved for your state.

Hey @Mandela Shaw - there are a couple of different resources available through BP as well, but what I recommend is going on Amazon and checking out the 'similar books' section since that's where you'll find relevant reading material as well. 

.- No matter where you're at, it seems like materials alone would cost more than $6500 for a roof and an AC. 

Usually the machine left for a couple days will really filter out the air and the materials in the house.3.

I use a written agreement that spells out exactly what they want to do, what materials they will use, when it will be finished, it must pass my inspection, if it is done improperly then the Tenant will pay for a professional to correct it, etc.

Research materials and their cost.

We have several properties that are 2 or 3 structures rented as a package because focusing on larger group rentals commands a higher ROI than renting separately.