I got it down to $22k and addition $750 cashback using cashback sites. 

Construction lenders customarily only release funds for completed work and usually want to see permits in addition to completed work to make draws.

At scale they are a big headache to track and require extra follow up, so we do charge an additional month to month fee.

The addition will make it perfect for two families, with lots of room and privacy for everyone, so I hope to have some extra revenue from the addition. 

Hi @Mark SorecoIn recent year it has been an overflowing of digital property management companies, many of which are not making any many and constantly investing in customer acquisition, that is the main reason that you see so low coat on their offering.If you go to stablish digital property management like belong home you will see that prices are similar than a local property management and they make you save many offering you additional services at no cost.You have to evaluate what would it be the additional work that you will have to do to get at the same level than the local PM.You have to analyze this as a business owner like any other services that you will buy from a service provider.

You can also take out a loan/Heloc/other or use a friend or family member to "gift" the temporary funds and pay them back from rent, sale or refinance.You can exit a current home and transition it into a rental and buy a new primary with less money down 3.5% or 5%.If you ever need some additional advise or need more tips or loopholes feel free to reach out check out my profile or send me a quick email. 

BRRRing is getting more difficult as prices have risen.Too many investors are now chasing Class C & D property deals - without properly understanding the additional risks of these asset classes.So, be careful and understand Neighborhoods and where to invest.

In addition, I have held onto about 60 rental units in that time as well.  

Is the half bathroom addition even a value add (add more value than it costs). 

That can make it an efficient way to access equity without triggering capital gains or additional tax reporting.