add everything up down to lightswitch plates and cabinet hardware.also remember to factor in purchase closing costs, holding costs, and refinance closing costs. 

What would you suggest-Town is saying there is violation for un-permitted work done by prior owner, i.e kitchen /bath remodel etcSeller didn't mention for any un-permitted work, in disclosure they mentioned about flooring,cabinets and whole house paint etc only. would town have any proof of before pics or somthing to compare?

Think of this loan as a “bridge” that gets the property from where it is at acquisition to where it will be once you’ve changed the name, painted the cabinets gray, installed some subway tile, and renamed it The Judson at WaterChase or what the **** ever.

I would also take on some of the work myself (demolition, flooring, painting, cabinets, etc.) and am factoring that in as well.

Flashforward to this year, and the competing offer backs out stating that the "Kitchen cabinets were too high".

These people would rather rip out the cabinets, take the fridge—hell, even burn the house down out of spite than sell at market value, let alone at a discount.Let me simplify it for you:5,000 mailers for one closed deal = 0.02% success rate.That means your failure rate is 99.98%.So, can you really sit there and tell me you can target motivated sellers when it takes 5,000+ attempts to close one deal?

I have other direct supplies I have set up for cabinets,  flooring, and other stuff where I buy from the same people that the store buys from.   

I know there is foundation work needed, painting, new floors, cabinets, and appliances. 

You may even have to remove kitchen cabinets:(- Electric is the easiet utility to separate.

I don't focus on aesthetics like wall colors, kitchen cabinets, or flooring materials—those are personal preferences.