In the end you are going to need them to do the work.By walking a few properties with them you will also get a better feel for how to price these rehabs out.In the end, do NOT think you need to have totally perfect rehab numbers. 

The economy does suck right now but there is never going to be a "perfect" time to invest.

Color consistence and durability enabled us to cut the patch perfectly.

But be like Abe and sharpen your ax perfectly before you waste a lot time, energy and money trying to fell an oak with a dull axe.  

On market stuff will go for around 95 perfect list if not higher.

No need to worry about keys or re-keying anything, and I change the one 9 volt battery once a year and it works perfectly.

New high efficiency gas HVAC for perfect home climate...

But despite those numbers, it sounds like you're just trying to force this one to work by massaging it a bit - which is usually an indication that you should move on.

They were asking 90k for the property which was perfect because I can demolish that building and construct my modern 3 flat.

Hi John,There are two schools of thought; OM shows the potential if everything runs perfectly and the T12 (Trailing 12, aka Actual Financials) illustrates how the property has run when the current owner operates the deal.Offering Memorandums often assume instant rent increases and below-actual expenses.