The more concerning thing to me is that you've modeled insurance costs as fixed.

You may pay a bit more and make a little less, but playing the long term game is key in real estate.The types of structures could be lump sum (one price) or cost plus (meaning you pay the cost of material and labor plus a flat fee—more of an open-book model).I see some investors who want to pay for ALL the materials, which is excellent for the investor (more control of finishes & cost) and general contractor (if they are getting paid well).  

The bank used a comparable sales model.

Maybe we can pass that off for $245k from the current $250k ;)Too good of a client to ever give up by choice - they are just good people and model clients, which on any engagement is a rarity, never mind such a large one.  

Then, and only then, tackle another strategy/business model.

new construction is very strong right now. deliveries went up every year in central ohio. existing inventory saw a 30% or more drop in unit sales but new construction has grown every year in terms of deliveries and sales. you are selling below what most new construction homes are selling at and also existing homes are selling at.

Though they close one out of ten deals, their business model is stealing deposits.  

I have relationships with several builders reps that I get lists of homes with incentives and sometimes builder models that come up for sale or cancelled contracts which gives me a slight advantage over others that are just searching MLS.

Pretty insightful.Decks, porches,  skirting, delivery, leveling, and set up is included in the price of the homes from the dealers and factories I am buying from.I have not heard that webinar yet.

Anyone who tells you otherwise, didn't put forth the effort or they tried to reinvent the Renatus model if they marketed the product.