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Is R$3,612,000 a firm ceiling including all purchase-related costs and initial repairs, or only the property price? If it is the total amount available, responses should be filtered below that figure so a dated home does not consume the entire reserve before renovation starts.

I’d be careful about treating the finishes as a large automatic discount. If the duplex has materially better light or a better position within the building, buyers may tolerate dated interiors. Conversely, reserve costs should not be buried inside a vague condition adjustment: estimate the...