Frequently I see builder's reps try to pass stuff off on buyers that is 100% not acceptable, but most buyers don't know the difference. 

One of them interestingly accept agents to park their license and pay a monthly fee, no need to have affiliation with board and still keep mls membership.

Neither of those sites have passed my diligence sniff test.

Knowing a ball park figure can help me pick a price I will see if the homeowner will accept because there is alot of needed work)What kind of project planning should I do to make this an efficient project and reduce cost but keep quality?

Tried, tested and reliable. 

Probably the most important policy change made by the Office of the Superintendent of Financial Institutions was the removal of the stress test for those who are renewing their mortgages.

The estoppel is a form filled out by the tenant, then confirmed by the Landlord, and then accepted by the Buyer.

You need to understand everything and stress test.

I send them info on homes where experience tells me they may get a low offer accepted, but usually they aren't interested in those. 

Reach out to a few and see who you like and who is accepting new clients.You can also ask members of your local real estate investors association for real estate accountant recommendations.Good luck.