Hi Sam,Would you be willing to share details/costs on the machines and system you went with in the end?

Depending on the price point of the property and the market you are in the cost for certain things can change.

Idea on cost to tackle this?

Would we be able to pocket the buyer commission to remedy the final sales price or closing costs?

My concern is what will happen to my future insurability or insurance cost increases if I go this route.

Most of the properties I have available are $300,000-700,000; so if a hard money lender requires 25% down, with closing costs of 1-2%, and the hard money lender wants $20,000 in reserves, plus 1% to the hard money lender, we're looking at anywhere between $104,000 to $216,000 out of pocket costs. 

And the soft costs can easily pass 100K before your project even starts. 

Moreover you don't have to pay any fees, commission or standard closing cost either.Let me know if this interest you.

Most lenders will not approve under $90K to $100K because it violates high costs rule.

In fact right now, debt coverage is is going to present a greater obstacle than obtaining an appraisal that is 20-25% greater than your cost.