I kept the seller in the deal to do some of the work and that is the first and last time I will ever do that again.Only over budget by $1500 is terrific and you got a nice fence out of it.

If I'm buying a 1979 ranch, I'm not so sure I want to see the grungy bathroom and stained ceiling before photos - or even told how bad it was.I understand from the rehabber side that you're proud of the work and it's cool to show off how bad something was before and how great it looks now, but should a buyer be told how bad it was?

It's best to be in compliance with everything instead of praying you don't get caught taking a shortcut and hoping nobody notices.

It doesn't sound like he is double charging you it sounds like he left something necessary off the scope of work and didn't account for it in his bid.Learn more about the process so you can spot better when stuff is missing off the scope of work.

We will place a lien on the property for the rehab work and charge a GC fee that will come out of escrow.

Find a title company that will write your buyers a title policy (I found one in Dallas after much detective work and a little social engineering).

Place is a 3/1.5 built in the early 1900's. has updated funace, hot water heater, 100amp panel (looks like a small bit of knob and tube was left in), new carpet downstair.Roof needs to be looked at since their was a leak (seller said it was fixed but I don't think I trust his maintnace guys), some small issues with brickwork I will be getting a estimate on later in the week. figure about $1500 for roof work and flashing fix and another $1500 for the brick work (mostly some re pointing a small area and a couple little things)Now the place needs:New kitchen(small)- tile floor (have the 18'x18' travertine that IO got for a steal), cabinets, countertop, appliances, lights ($6K)New half bath-tile floor, vanity, toilet, lights ($1500)Back stairs re done ($1K~1500)Open stairs to attic and turn in to hatchway and use floor space for closets ($1K~1500)Sub floor repair upstairs (stiffen a bit and fix 1 hole) ($750) Carpet Upstairs (700 sqft) ($1K)Upstairs Bathroom- Tile floor, Tile tub srround, build in tub since it is a corner tub now, toilet, sink, ect ($3K)Paint and some drywall/plaster repair ($4K)Fix 3'x8' second floor deck off Master BR-railing and some clean up ($500)Fence backyard and some landscaping ($3K)Misc $2Kcall it about $27K in rehab to make it nice and well in the top of the comps.I could also do less but was looking at making it shine and moving it quick.I figure I have to get into it at low 60's, Owner owns free and clear.

LOLGenerally 50 units or more management is a 5% fee.Duplex,Tri,and Quad's are 10% down to 8% depending on what is offered.War zone areas you can expect higher management fees because of work and turnover of the property.From 10 units up to 50 the rate can be from usually 6% to 7% depending on various factors.Nothing set in stone just what I am seeing.

He said a little brick work and repairs to stucco may be done, but no structural damage, from his observations.Plumbing is still the original galvanized steel, the same agent has an offer in on a similar smaller building that is being renegotiated because of the steel plumbing, and he would share the estimates he gets when he gets them.

Also what if something were to go wrong with their work and a tenant got injured?