That sounds bananas expensive, especially if they havent found anything yet... let me check some of my transactions, I feel like the cost should be more like 1500 to 3000, will wrap back around to this

You are effectively losing more and more money every year.  

All in, it should cost me around 35k and the mortgage is 46k at 5.75% with a payment of around 645 and HELOC I used for repairs at around 350.

I planning to have backyard installed in new construction SFH.I read this cannot be added to the cost basis of the rental property and be depreciated by 27.5 years since it is not an improvement to the property.But what about paving the patio and side of the garage, where it is touching the house.   

So our entry costs were minimal.We didn't have to put it on the MLS and paid the buyer's agent who found us through a Zillow ad.

Rolling in repair costs is also achievable in both government and conventional financing. 

Minutes away from Sanibel Island.Main house is a 3b/2ba renting for $2600Duplex on same lot is 4b/2ba split into two 2b/1ba collecting $1900 in rent EACH.Purchase price of home was $662,000 with closing costs wrapped in.

What if it costs 20% to sell?

These loans are structured with a combination of a first mortgage from a conventional lender (typically covering 50% of the project costs), a second mortgage from a Certified Development Company (CDC) backed by the SBA (covering 40% of the costs), and a down payment from the borrower (typically 10%).Bridge Loans: Bridge loans are short-term financing solutions used to "bridge" the gap between the purchase of a new property and the sale of an existing property or the availability of permanent financing.

Hi Hayes, I can't speak as effectively to your question as I'd like but I have a colleague that owns a mortgage brokerage in town.