The spreadsheet is a simple formula:Profit = ARV - Purchase Price - Rehab Costs - Fixed Costswhere:- Profit is the buyer's profit after doing a flip- ARV is the resale value of the property after the buyer renovates it- Purchase Price is what you're selling it to the buyer for- Rehab Costs are what the buyer has to spend to hit the ARV- Fixed Costs are all the costs associated with buying/holding/selling the property, such as closing costs, taxes, insurance, utilities, commissions, etc.  

It also gives peer review ratings and client ratings.Also, there is the The Illinois Real Estate Lawyers Association http://www.irela.org This bar focuses strictly on real estate and you can also do an attorney search in their site.I hope this will help you.Jack

Sonja Tani - By learning how to determine good deals from bad, you will minimize the "gamble" associated with real estate investing.

Is there a ball-park number of how much the associated consultant fees cost? 

I think I have found a pretty decent Realtor, he has referred me to a good loan officer and seems as honest as someone in commission based sales can be (Chuckle*)In addition to a down payment of the 3.5% do I have other costs associated with a close?

It is not that he is my friend, he is a business associate, but I am not someone who just jumped off the porch, I stated he was a respected investor because thats what he is, not because I have stars in my eyes and believe anything anyone says.

@Jeremiah Lopez Here, like I imagine in most jurisdictions, we have a "standard" purchase agreement developed by the provincial real estate associate and blessed by the authorities.

First, do not associate with any Contractors that tell you not to get a permit, like @Matthew Paul said, they do it for their own protection (should anyway).Call the City Building Dept and ask for a permit history on that address.

Threaten to file a complaint with the Bar Association for sloppy work, and with the State Society of CPA's against the Syndicator's CPA firm.Basically, throw your frustration and doubt back at them, because they caused it by not being upfront with you.  

You might also look to join your local rental housing association and/or find an experienced property manager to consult with.