I showed them the whole business model and spreadsheet...We ordered the Feasibility study and appraisalThen they gave me a Term Letter that states everything even construction cost analysis by their 3rd partyThats where we are atwe have a GAP of $2.7MWe came up with the strategy last night.. that at the very least we need $1.5M cash to pay a balloon payment by June 27 or it forecloses... the lord will not let that happen.So I have the green light from the Lord to talk to all the interested investors as He is opening up the doors of Favor

Just factor it into your numbers from the beginning as closing costs coupled with the potential refinance in six months.

It cost me 40k (20% down and 10k rehab).

Now If we rent our upstairs as a long term unit (for less vacancy), we estimate to be able to cash flow around $800-1000 depending on vacancy. 

This is called "costs of selling" and is added to your basis, reducing your capital gain.

All those would be costs, if they are even possible and approved. 

For Marketing we're using HubSpot which can be pretty costly but it's good.

Besides finding a good investor friendly real estate agent, if you're strapped for cash, then door knocking is a cost effective way to land some off-market opportunities.

They cant be expected to run to the shop, grab materials, install at cost.

The purchase price, loan amount, your interest rate, whether you need mortgage insurance, your homeowner's insurance cost, property taxes, and your current monthly debt obligations all factor into your DTI.