If you do not qualify as REPS, STR can save you significant taxes.

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

Because of my experience contracting I can tell you exactly what that deal would have cost had I hired out all the labor and the deal would have been very upside down.

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.  

I’m not sure it that means that I can’t restrict their access to upstairs or that I just had to have a door there.When I asked the rep why there weren’t any basements for rent on the MLS he couldn’t really give me an answer.

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. 

Look into REPS or STR to avoid paying taxes on the new gain if possible.