I have found the numbers which can be screwed in at home depot.  

@Paul Allen,Unfortunately even some CPAs, EAs and Attorneys screw things up as well.

It seems silly to screw yourself into a worse deal just for the slight added protection of an LLC. 

I got screwed and will sign "under duress".

Get out a spreadsheet and itemize everything you want to replace and go to Home Depot and price every single item (count and list every switch, screw, nail, cover plate, bend, elbow, trap, pipe cabinet, faucet, and glue tube).

Here is what I tell everyone frequently on BP1. ask for comps--and VERIFY them2. if they give an ARV, ask for a WRITTEN bid from a contractor3. ask for their license and insurance (not a driver license as one "wholesaler" proudly stated she has4. ask to see a copy of the contract proving they have an ownership interestI have made quite a few of them mad because I post to help protect people from getting screwed by these operators.

It actually took me 3 years to find a good contractor that didn't "screw" me or do lousy work!

@John Thedford You have a story about a bad wholesaler who screwed people over, so you are using it as an example that wholesaling is bad. 

You can always pay it down in 15 if you want, a vacancy doesn't screw you as much, and your DTI isn't hurt as bad for future mortgages.

"If one screws up, they all screw up."