Sorry I didn't think to include it from the beginning.

She was picking up her second property in Oakland.Before anyone gets excited and calls me asking for a guaranteed 11 day close, the borrower was the personal assistant to a big time local commercial real estate person, and her day-job duties including getting his commercial lenders the paperwork they need ASAP. 

Of course this includes taking average over the market.

Do they Includes Cap Exp/Repairs/Vacancy in profit? 

$8,000 to $15,000 to replace knob and tube, which includes knocking down and replacing drywall. 

However my conversion rate is non existent as well.How many times have you mailed that list and at what frequency?

The thing plans don’t include that significantly affect the cost are the level of finishes.

Inspection came back and I estimate $15k repairs (which includes $5k for two trees to be removed hanging over the roof, and $5k for a back deck that is wood leading to concrete stairs - terrible construction).

@Ben Miculob Like previously mentioned in most cities in the State of Texas, all a general contractor has to do to pull permits is register with the city, which may include providing proof of insurance, possibly references, and in some cases authorizing a background check.

For purposes of this provision, “diligent effort” includes, but is not limited to, timely furnishing all documents and information and paying of all fees and charges requested by Buyer’s mortgage broker and lender in connection with Buyer’s mortgage loan application.