GC for initial walkthrough to help estimate repairs?

[Alicia Gates]

We have 2 properties nearby that are in a working class neighborhood, safe, and in a growing part of town. We took our bikes and went up and down all of the streets today, waived at people as we went, and felt safe the whole time.

This area of town has mostly older homes (1920s), between 800-1,1200 sqft, and varies between 2-3 bedroom, 1-2 bath. Most homes are selling non-rehabbed at around $47k, and rehabbed between $60-80k, depending on the sqft. These homes are renting anywhere from $650-900/mo, and median income is around $36k. This area also happens to be inside one of the TOP school districts in the area, and it's about 1.5 miles from the elementary, middle, and high schools.  This entire town (including this neighborhood) is HOT right now, so finding anything to purchase is a miracle.  While biking we saw at least several other similar houses under active rehab and even some new construction. 

Okay, so the first property is a REO listed for $30k (Cash only), 2 br/1ba ranch, 800sqft, no cooling/heating, etc. There's 3 different roof types, warped "wood" wall paneling, old single pane windows, etc.

I peeked in the windows today, saw 3 prong outlets, an electric panel outside that looked like it had current wiring, and I saw PVC pipe in the crawl space.  Aside from that, I have absolutely no idea what or how to estimate the total repairs.  A rough dirty estimate/calculator online showed that for a complete gut/rehab, it would be about $15k in materials and $15k in labor. 

For the second house, it's a FSBO that we saw just biking down the road - can't find it listed anywhere online (no MLS, Facebook, Craigslist, etc.). Did some sleuthing online, and it looks like the owner passed away in early 2018, and I'm guessing one of the kids is selling it. Looks to be in better condition than the REO, not sure on BR/BA, but Zillow says it's build 1915 and 880sqft.

So, while I'd like to go see both properties and potentially make offers on 1 or both (Note: we have the cash to purchase the REO and do repairs, though we would be interested in trying to get a loan for the rehab - I hear people talk about FHA 203k maybe?), walking through with my realtor is going to get me nowhere closer to knowing WHAT I should offer for either of these. Peeking in the windows already told me alot - they both need repairs, the REO more than the FSBO.

I'm completely new to the game, so while I have been to a few REIA meetings in the past month or so, I don't have any connections currently that are GC or otherwise that I could "tap" to try to help me estimate repairs. So at this point, should I just start calling GC in my area, ask them for a 2 hr consulting gig that I would pay for, and ask them to walk through the house, estimate the repairs, and teach me as they go? Or would paying an inspector to walkthrough it with me be better? Or should I just make offers, get them accepted, and then wait to have an inspection done during due diligence? I'm just so green at this that a walkthrough by myself would be me going "yep, that has to be replaced - no idea at what cost".

Thanks BP friends for your advice!