Any thoughts on the average $/sf.

They will also take the annual average of your 1099 earnings.

The Days on Market (DOM) figure for single-family homes fell from 51 to 26;Total property sales rose 9.2 percent with 12,036 units sold;Total dollar volume increased 26.7 percent to $4.3 billion;The single-family average price increased 14.0 percent to $380,233; The single-family median price rose 15.2 percent to $310,000; Single-family homes months of inventory registered a 1.9-months supply, down from 2.6 months year-over-year and below the national inventory of 2.6 months;On a year-to-date basis, single-family homes sales are running 17.4 percent ahead of 2020’s record pace.Townhome/condominium sales jumped 27.1 percent with the average price up 9.5 percent to $237,473 and the median price up 14.3 percent to $200,000;Single-family home rentals fell 10.2 percent with the average rent up 9.6 percent to $2,153; Townhome/condominium leases rose 1.8 percent with the average rent up 6.9 percent to $1,765.Source HAR

This reflects a decrease of 1% over July 2020.The average sale price for Residential Single Family Detached was $433,707 for July 2021 vs. $356,642 for July 2020.The average sale price for Residential Single Family Attached was $327,015 for July 2021 vs. $283,223 for July 2020.There were 49,618 closings for Residential Single Family Detached for YTD 2021.

I could see a charge of $1000 total with expedite if demand was high, but charging 4-6X the national average is crazy.

We compensate for this by paying an above average salary to people. 

It's a small town with above-average prices so cash-flowing is hard to do.

An average income family of four banked over $11,000 in extra stimulus money and it is burning a hole in their pocket.

-The Days on Market (DOM) figure for single-family homes fell from 51 to 26;-Total property sales rose 9.2 percent with 12,036 units sold;-Total dollar volume increased 26.7 percent to $4.3 billion;-The single-family average price increased 14.0 percent to $380,233; -The single-family median price rose 15.2 percent to $310,000; -Single-family homes months of inventory registered a 1.9-months supply, down from 2.6 months year-over-year and below the national inventory of 2.6 months;-On a year-to-date basis, single-family homes sales are running 17.4 percent ahead of 2020’s record pace.

Check out the housing stats:Florida Realtors research demonstrates a year-over-year Closed Sales up 57%, Cash Sales up 119%, Average Sales Price up 33%, Dollar Volume up 110% ($2.7 billion), and Months Supply of Inventory down 59% in Miami-Dade County.Fortune Builders recently listed Miami as a top ten city for rental prices (Check out Fortune Builders Cities with Highest Rents data), and Insurify places Miami at #3 for percentage of renters (Where are the Renters?).