For example, sometimes I need 85K, then I find out I actually need 93K when I start repairs. 

Here are the numbers I have.Asking: 380,000Closing Costs: 5,000Down Payment: 13,300 (3.5%)Interest rate: 5%All 4 units are 2/1.5, with 1,020 sq/ft.Unit A: 895/monthUnit B: 880/monthUnit C: 950/monthUnit D: 950/monthCap Rate: 7.0If I include all 4 units, then after 5% vacancy, 5% repairs, 5% capex, and 10% property management, the property should cash flow about $75 per month.

If your purchase price, repair cost, ARV, and monthly rent numbers are correct, then this is just a terrible deal.

Hard surface floors throughout so some drywall repairs and a fresh paint with a few misc repairs. 

Have not had estimates on repairs yet.

It is an addition to, or change in, the contract.Amendments are not uncommon and they are used for everything from a request for payment for repairs (after the home inspection results come in) to changing the closing date.It’s easy to remember the difference if you think about our ConstitutionAll those constitutional amendments we know and love were items added AFTER the Constitution was ratified, right?

Instead, let me give you some highlights to the HomeStyle loan and see if it fits what you are looking for:The down payment is 15% of the After Repair Value of the home.You get your renovation bid, then give it to the appraiser, who the sees the work and bases the value on that.The rate is a little higher than a traditional mortgage but it's about 1/2 the rate of hard money. 

Lauderdale area who bought one for $700 and filled $51,000 worth of arguably legit repairs per the warranty on a home he was renovating anyway.  

I am hoping to at least get some money to repair the roof, although I probably do need a whole new roof. 

The frustration I have with most agents, even ones who work with investors, is that they have no clue how to estimate repair cost and they have no network of great subcontractors/locations to buy discounted materials.