Cost of certain items are relatively fixed.

They line itemed everything so I'm going to call back and remove some of the items I don't really need painted.

Very helpful.It has been instrumental in coming back from a rough foreclosure that trashed my credit.I bank with wellsfargo and I think it's like 12 bucks a month I get an email everytime a positive or negative item is listed on my credit I also get access to my score monthly.

After accounting for these items, I evaluate whether that provides sufficient coverage for P&I and some form of cash flow (even if modest), which I would use to further enhance reserves or make additional principal payments, etc.  

Try something completly different review what you have been doing and some items may jump out at you.

Impossible to answer that as costs can vary dramatically depending on price points, area, and items you do or don't select to have.In CA, I typically experience approx 1.25% of sales price for closing costs on exit (not counting agent commissions which are 5%).On purchase, it will also depend on what you negotiate the seller today for, if you intend to flip, you should always choose to purchase a title binder to save title costs on exit.

And, I can already think of some ways to address each of these items.

The negatives are that the Ardent line item is a non-active external condo fee for external maintenance which varies each month based on work done.

If someone sold you anything that is not needed (home ownership) at a price you can't afford then you should consider renting or scaling down the items you own until it is financially balanced and you can afford that item.

Then I do my own calculations taking into account the items already mentioned that can affect the reliability of these formulas.