I'm in Northern Nevada and there are vast areas where you can get away in the mountains with a lower wildfire risk.

List of all items remodeled and how much they cost and the comps in the area (some appraisers come from out of the area and you know best what the comps are and numbers are).Other option: if the numbers turn to be tight and you cannot refi, I would think about selling it lower and taking less on the deal to get your hands washed from the project.

What are some things I can do after going under contract to lower closing fees?

The higher the risk, and the lower the DESIRABILITY, the greater the cap rate.First  we need to lower the $85k “net” to probably $60k to account for property management.  

Always be in front of the contract and prioritize where you're buying and entry price. lf all those are three in your favor, you have a lot of leeway with some of the normal but difficult parts of a fix & flop/hold.

Purchase at a much lower than even market price or get aeller concessions2.

However The barrier to entry in the REI teaching business is very low and a lot of bad players join the game.What you describe led me to come up with Ned's Rule of Gurus.The quality of an REI course is inversely proportional to the price

Costs ran significantly over on both of these items and not being in the area it was not possible for me to add my experience in renovations to lowering them. 

Invest in a relatively close, lower-cost market.

We were told the secondary market started rejecting the lower priced paper that they were originating and they were forced to raise the rates.