That price does not include cost of land/property, permits, or bringing water, sewer, and electrical lines from street, etc.

I was selling my flip property for $199kI had the property appraised at $205k.Once I had the property in contract with an FHA buyer, the bank sent an appraiser and she came in at $185kIn her appraisal she wrote that part of the house (the bathroom) was not done with permits and no permits were on file at the city.

@Kahanu Noa Well here it is the department of planning and permitting.  

An unexpected thing for me would be: Getting a state rental permit / inspection for the unit that is being rented.  

Farr,32 the Minnesota Court of Appeals invalidated a purported declaratory cancellation of a residential purchase agreement on the ground that there was no unfulfilled condition so as to permit use of that procedure under Minn.

My wife works for a national housing builder and is not permitted to be a member of a company that deals in real estate.

And as for electric service we installed separate meters for each lot, wiring placed under ground, permits and advice from the local electric company and town.

This is a question for my new Yorkers who know about NYC permits.

I don't know VA laws, but I imagine you'd either need your own GC license, or you'd have to hire someone who is a licensed GC in the state -- it's this person who would pull your permits and be on the hook for all building code compliance issues.As for private lenders, these are typically people you know who are providing capital based on their relationship and trust in you as an investor. 

All the numbers below are direct quotes from lenders, contractors, and insurance agents (exceptthe insurance expense as a rental).Purchase: $25,000Renovation: $21,000 (includes permits, no dumpster needed)Closing Costs: $1250 (closing costs, appraisal for HML, title, etc.)Holding costs: $4168.78--6 months interest at 14% $2734.50--Insurance quote for vacant house--$1034.28--Utilities--$400Total --$51,418.78Points—$1577.22 (6 points)Down Payment--$12,000Amount owed to HML--$40,996FLIP ANALYSISARV: $80,000Realtor commission 6%--$4800Transfer Tax, Closing costs, etc. --$5000Total Debits--$9800Profit--$70,200(net proceeds)-$52,996 (HML+downpayment)=$17,204 profitRENTAL ANALYSISLoan Amount--$52,996--I will do a cash-out refinance through a commercial lender at 75% of the appraisal value, or $60,000.