203k consultant in Oakland CA
Oakland has been a stronghold of renovation loans for many, many years. Whether you use the Standard 203k renovation loan that allows your imagination to run wild or the Limited 203k for non structural issues and minor construction issues makes no difference.
When you say "203k consultant" you automatically think about the loan officer who can put these loans together on the lending side but the actual 203k consultant is guy on the ground that works with the client to create a scope of work and then bids the job so the client has a reasonable expectation of what the costs associated with that project will be.
This is empowering to the buyer who likely hasn't ever done a construction project prior to this. Now they have an idea that this particular project should have a cost of about $75,000 for this example. When the first contractor bid comes in at $90,000, they should not panic, lets see the second bid, when it comes in at $75-80,000 it is a good bid.
What happened to the first contractor bid being so high? When contractor's get busy and many are very busy right now they tend to increase their prices to "slow it down" a bit. One thing I would point out that any bid within 20% of the consultant's bid is still a viable bid to choose from.
20% of $75,000 is $15,000. When added together is $90,000. Both of these bids are actually good bids for this project. You have the dilemma now of choosing the contractor you feel would be the best choice for you with regards to communication skills, who did you like better? The lowest bid is not aways the best choice. This also doesn't preclude you from negotiating a bit if you really like the higher bidding contractor to see if they won't come down just a little bit.
When real estate inventory gets low, take a smaller home and add to it to meet your client's needs. Use the 203k loan guarantee program to solve your situation.
We even have large loans available up to $3,000,000 that include renovation money.