What confuses me is that you have $20 issues mixed with 10,000+ issues.

Quote from @Dylan Mortman: I'm trying to understand the amount of money that is either left in the deal or considered "gained" through a refi.At the highest level - What do I subtract from the big chunk of money I get from a cash out refi?

Typically the scope of work would come from you on what you want done and the contractor will give a schedule of values based on that, or they give a bid and you write a scope to confirm the work.

What Is Middle Housing?

This is super helpful thank you! 

But the point is that the school district quality isn't what makes it an A or not.

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Heck yeah!  

Quote from @Steven Olsen: I have a family member to provide the private money but don't know what paperwork to use?  

So the offer is 1M and they pay the buyer & closing costs, no agent.