I'm debating whether to go stainless steel appliances with laminate counters, or get the granite counters and do white appliances (white would go better with color scheme of paint job than black)The property is a two story, 2/1.5 condo 980 sq ft. 

I have been listening your webinar for black belt investors.

@Aj Bowman There are GCs that sub their work out as well, so it might not be as black & white.

If you need to replace all appliances go black-not as touchy and I like them better at no extra cost.

If a buyer backs out, I let them out and then black ball them from every being able to buy from me again.Again...assuming i got it right, i've never had anyone in 24 years ever make an offer to purchase REO to include closing costs.

I stopped by immediately. the mold they said is just some small black spot on the corner of the windows in master bedroom. with baseboard heated, and they never open the window or pull up the blinder, i guess it is hard to avoid that...I said that we can remove that for them.

I sold the listing agent on the fact that I do a mortgage for this dude like every six months and with the buyer's permission sent some settlement paperwork over evidencing past success and some internal underwriting paperwork proving his calculated DTI was really as low as I claimed, and FICO was really as high as I claimed (blacked out his SSN etc).

Etc.For appliances, I try to buy during the big box usual sales...Memorial Day, Black Friday, July 4, whatever else they have.

This black swan is different.

A trick that a colleague does is to cover the hole with plywood painted black.