The problem that I've seen locally is it's almost as hard to get as a conventional loan unless you already have a reputation built up with a lender.Most people choose hard money because the lenders don't care as much about you individually, unlike banks.

They make you look shady, absolutely not credible and a small fry.You want to be treated like you are a reputable legitimate company?

Are your comps from actual slab and frame houses or manufactured homes.

I'm sure the long time rehabbers have deals brought to them due to their reputation and experience.

If you price based only on sold listings, then you aren't putting yourself in a competitive position, unless you initially price based on solds/pendings/appraisal/objective factors, and then adjust based on the competition in the market.If we look at it in another context, how do car manufacturers price cars?

My suggestion only : have an expert perform the work w / warranty- to get top dollar - reputable company to perform the work- numbers must make sense ( return for your repair investment )Make sure disclose issue upfront ( warranty )To be honest: if you’re going to sell the next 5 months will be very important Due to our weather climate

I know too you have enough of an accounting background to know that variable costs and fixed costs have a well defined applications in business, especially in a manufacturing process, which is what rehabbers are in, a manufacturing/remanufacturing process.

That said, the quality of life in Houston proper is very much neighborhood (and even block) specific, whereas some of the outer-lying suburbs such as Spring, Cypress, Katy, Sugar Land, parts of Missouri City, and Pearland all tend to have better reputations overall.

I consult large manufacturing companies, and I’m here to tell just because you have been doing something for decades does not make it right.

I agree with Jeremiah, turn key companies are getting a real reputation in general for not being able to deliver the numbers they promise.Did you google them?