This forces you to get used to the concept of budgeting.

The house was listed for $85,000 after viewing the home I came up with a rehab budget of $20,000.

Would it be wise to invest in a landscape architect and budget in a good landscape design.

Some hard money lenders will lend some or all of the rehab budget, depending on their loan criteria and the deal.  

Be careful with rehab costs sometimes people can get way over budget.

I am afraid my deal is too thin,  my budget is $50k for kitchen , 2 bathrooms, deck, refinish floor, whole house painting, simple landscaping, new  furnace and water heater, and some electrical and plumbing work. 

I’ve budgeted $20k for this, but you never know until the repairs are complete. 

For budgeting/pro forma purposes:As the buyer what should I expect to pay in closing costs in Columbus/Central, OH?

Good suggestionOn one of my first rehabs I had an issue relating to major unexpected deficiencies in electric and plumbing systems that were exposed in demo and not in the budget. 

Unfortunately, those small houses now sell for close to $300k, well out of my budget.