In my past rehabs I go in an order that will make sure that I have the money for the big things first then I can base my rehab off of the current budget if unexpected items come up which they almost always do. 

Keep in mind these are portable items.  

That is a fallacy created by the historically low rates, you buy things on the come up through speculation, you add value(ROI items on a house reno), and you mitigate risk(legal, insurance).

If you miss one item, it could eliminate your profit completely.

@Jesse Bryant Here is a list of items to get you started:Acquisition:- Register LLC with authorities- Create LLC operating agreement- Get EIN number- Attorney review of LLC docs.- Open a checking account for LLC- Fund checking account with money for purchase, closing costs, repairs- Final signatures on Purchase Agreement- Shop for a loan.  

However, they are refusing to pay the last month and arguing that they thought the agreement was for a 6-month period (as it states in line item B).

@Nick B I'm going to assume the Contract Services is handling most of the Repairs & Maintenance, so how would you allocate this expense to each line item? 

The Social Media line item is Facebook... 

So finally, here's the questions: 1) Do I need Items #1, #2, AND #3?

They buy materials in bulk at substantial discounts and are buying big ticket items like hvac systems wholesale, not at big box retail stores.