I'm at my wit's end and really can't afford to hire an attorney.

I had a value by hiring a contractor to make the property different since it was very vanilla new construction.

This can reduce labor costs, but be mindful of the time commitment.Leverage Economies of Scale: If you're working on multiple flips or rehabs, bundling similar tasks or projects together can help reduce costs by hiring one contractor or vendor for multiple jobs.Prioritize High-Impact Repairs: Focus on renovations that add the most value, such as kitchen or bathroom upgrades, while avoiding over-improving areas that won't significantly increase the property's resale value.By combining these strategies, you can manage rising costs while maximizing your potential returns on fix-and-flip projects.Kind regards,

Don’t hire a coach.  

Personally I’d be mad at your inspector and hire thsi buyers inspector from now on.Ps.

I'm hiring a real estate attorney to review the agreement.

Hiring a certified cost segregation specialist can provide additional insight to your situation. 

If I don't separate this active business from the rentals, they can go into who I hire for my rental business, what are the locations etc.

And I bet whoever bought it :)  - enjoys the cashflow.I had a small monthly payment I was making, and I "hired" this note to make it for me. 

They all have software and it just generates a Schedule E.You could hire someone who specializes in Bonus Depreciation.