We reconfigured the landscaping so the house had a private entrance and yard, and then added a kitchen and refreshed the interior, and had it permitted as a legal ADU.

The closing costs would be 19k with 5k in prepaids, with 14k in closing costs including broker fees.

Great location in central Augusta close to great shopping, entertainment, and the most famous golf course in the world.

This week it was announced that my job site will be permanently closing its doors within the next couple years.

a double close or would it be more of an addendum and replace the buyers name with my name.thanks in advance for all your advice

I wouldn't even consider this scenario if you have no business managing a flip, and you have never done renovation projects, as that is an arena where you need to have built experience and connections to just be OK.Let's consider that you decide to save just enough ($75k) and grab a $300k single-family rental with 20% cash down (plus closing costs) and you just rent it out (not owner-occupied) and you have limited reserves.  

Talk to the realtor and whoever is handling closing. 

I just closed on a house in Summerlin and the renters are basically standing in line for options.

Estimated closing cost is $7776.80 on a $75k washout refi. 

Be a DON'T WANT-ER - always be willing and ready to walk if you can't get a good deal - And understand that you can always come back to that seller later and begin Second Stage NegotiationsAsk the 7 wordsAlways consider a subject to offerAlways ask for seller financingUse the Study Period Clause with right of possession to control properties without cashOffer seller participation - this is a great way to close dealsOffer something other cash - a note secured by your other equities, an unsecured note, a Principal only mortgage (using this technique you can offer more for the building since you are not paying interest - and as you know a direct reduction mortgage will pay off much faster.