The cost of closing shoulld reflect the document preperation required, they shouldn't be tagging you with a full closing cost as if they were filing title and liens as they may be for the end buyer.Get with the closing agent and work it out line by line, many of the costs may be passed on to your buyers or sellers limiting your expenses.

My contractor painted the old ones and made them look good, bought partials and painted them so they looked (almost) the same, but I paid for ALL new cabinets.When I went back to the contractor after i paid him and told him I expected new cabinets... well lets just say it would have taken more time and energy (and that is a finite commodity) than I was willing to engage, so I licked the wounds and made sure I didn't make the same mistake next time.The other thing with the "Flip that House" shows, their numbers only reflect: Expected sales price - Purchase price - rehab cost =profitWhat about carrying costs, realtor fees, taxes, insurance, etc., and the possibility that your buyer doesn't pay full price?

Niko:Here is how I have done it before: - Buy the property in your name - Form and LLC - Quit claim the property into the LLC - Record the deed - Change your insurance policies to reflect the LLC as the owner.Doing this you do run the risk that the lender will call the note because of the due on sale clause. 

Easy to install and very durable and shows really well so your rents will reflect a little higher.

My investment strategy has 80% construction loan built into it but I would like to have that be reflected in my calculations for potential investors.

Then the price of the property should be adjusted to reflect that there is no roof life remaining. 

@Peter MacKercher I think you kind of hit the key points of my question which is, if my management company has say 1200 units and i am only 95 of those, I'm getting 10% of their time and the highish vacancies (i believe) may be a reflection of my PM company not having enough time to dedicate to my properties.

Often I see expenses that appear to be below market, and these numbers are used in a pro forma schedule that reflects NOI above market.

Or tenants, like the one that just moved out, that were ok with it and their treatment of the property reflects that; house needs repairs in the tens of thousands of $$ to make it livable for the next person. 

There have been prepayment penalties done to reflect the tax liability arising from an early payoff which have held up in the past, prior to Dodd-Frank, but with this new base line for consumer financing I'd say not.Since 8% in this example is not close to the maximum or any usury matter and is reasonable I'll skip the application of interest to the risk assumed as a basis in setting rates.Adding interest to an underlying note in a wrap is not as simple as it sounded in that podcast.