Including the months before surgery, and the previousSeason with window ac units and portable heaters .

Hello,I am working on the floor plan for an ADU and I have options of two roughly 10X12 BR or one very large BR with a huge closet.

I added 194 sf to the property with an additional bathroom added. i expanded the master bedroom and added a master walk in closet. i added a 200 sf deck and put in french doors from the dinning rm to open up the space to the back yard.

I added 194 sf to the property with an additional bathroom added. i expanded the master bedroom and added a master walk in closet. i added a 200 sf deck and put in french doors from the dinning rm to open up the space to the back yard.

Replaced all the flooring, Doubled the size of the master bathroom and relocated the master closet.

We are now one week into the rehab as I type this.Current BRRR Numbers:Pre-closing Costs: $2,740Plumbing inspection (because the house needed to be dewinterized, $150)Home inspection ($525)Appraisal ($655)Electrical inspection (because power was off on the day of the appraisal, $150)CO and Smoke Alarm ($366.57)CO and Smoke inspection ($52.50)Rehab consultant ($840)Kitchen Appliances: $2,000 (estimated)Plumbing: $7,300 (estimated)Oil tank ($1,800)Water heater ($1,000)Chimney liner ($2,000)Re-piping as needed ($2,500)General Contractor: $32,000Roof replacementDrywall patching and painting of entire house (trim, wall, ceilings)2nd floor bathroom spruce-upClosing exterior door in master bedroom and finish sidingBuilding two closets in two bedroomsBroken window repairsWindow frame repairsScrape and paint area over bulkheadFinish floorsRemove and dispose drywall from basement spacesRear deck repairFront steps repairInstall handrail to basementFoundation masonry repair and paintingRepair cement stepPatch area of exterior trim near kitchenPatch two rotted window sillsCap extra basement doorFill in dining room windowAsbestos: $1,500Electrical: $2,000 (estimated)Closing Costs: $3,733Home Purchase Price: $149,000Total All In: $200,472Expected ARV = $250,000 (initial appraisal for rehab loan came in at $235,000)Amount I have invested in the deal = $50,000Expected Cash Out at 80% = $50,000The situation is still very fluid, as we still have at least three more weeks of the rehab in front of us, but the numbers thus far are still looking promising, despite all of the surprises.

Bedroom addition by adding a door to a den (already had egress and closet).

Added master bedroom, walk in closet, master bath, generous laundry/mud room and electrical closet.

Plumbed with macerator to connect to main-house plumbing.Kitchen- framing to finished again plumbed to the macerator.Large master bedroom with walk-in closet- framing to finishAll electricalIn-wall heaters in both bedroom and bathroom (The only source of heat was the existing pellet stove down-stairs in living-room) Upgraded heating to MiniSplit system upper and lower level NOV 2019 What was the outcome?

I also buy cases of wine and leave them in the linen closet, my housekeepers set out a bottle with my business card for guests checking in.