I had that one guy when I first started, the only person that took the risk and vouched for me and I offer him a premium because I love the guy to death because of it. 

@Ben hudnall Dont forget that with FHA loan you will have to pay mortgage insurance premium.

I personally think that the market is very hot right now and anyone doing 1031 exchanges is going to pay a premium because they don't have the flexibility and time to do proper due diligence.

@Chris Penny I agree with @Chris Mason but there are outlaw "lenders" out there they do overcharge the borrower and hide behind "service release premiums" where a broker can only charge a certain amount unless it is a non QM type of transaction.

I suppose you might have to pay a premium to the inspection completed quickly.

Then add ALL costs related to holding the property (utility costs, property insurance premiums, property taxes, loan payments, HOA Fees, etc.).Concessions: Concessions are what you give back to the buyer at closing.

The bulk of all premiums are related to the repair or replacement costs of the home.

Thanks for that @Peter Bowen everyone has a different way of investing and what works for one does not for another,  I keep my properties maintained well, plan for the future when doing initial rehabs,  and use a professional manager, we also tend to charge premium rents, and allow pets, most of our tenants have stayed for many years to this point, and take pride in the home they rent from us, there are exceptions, and the rougher properties that cash flow better can come with more challenges, but the entry point limits my overall risk as generally I can pay back the initial investment in 5 years or less, they are mostly SFR's so i have a large buyer pool if I want to exit. at some point I will get board with these, and move to A-B multi, then probably NNN Commercial, my only thing with deals like yours is, with Debt I dont see how they cash flow.  

My issue has been the few people I have found are premium contractors and I am paying premium pricing.

All else being equal, we think our site should deserve a premium to this market rates given its new construction and a prime corner site with little competition immediately nearby and high traffic counts (~35-40k VPD).