Which of course brought me here where I found out I can get a very wide and vast spectrum of knowledge from people with minds and ideas similar to mine.

There's no rent control but I'm on the higher end of the spectrum.

This checklist serves me for just about the full spectrum.  

I'm on the opposite spectrum.

Obviously I realize we probably cover the spectrum from no real estate income all the way to huge real estate income.

At the low end of contractors, or working with subs directly, you can pretty much expect to provide them with all finishing materials (but not building materials)... at the upper end of the spectrum (GOOD GCs or design-build) materials will be procured by the contractor (although the process for SKU level specification can vary)

 $1,300 is definitely in the ballpark, though appears to be on the upper end of the spectrum.  

A little bit about me: I am on the earlier spectrum of RE investing.

Right now, the matter is wide open for anyone to voice their opinion based on what they'd likely do if in a similar situation...good or bad.One side of the spectrum...as you've mentioned, put a huge down payment or pay cash for a place or two (not hard to do with $.5M in Fl at the moment).The other side is to not even touch your reserve and get started creatively, honing your skills first while the stakes are lower.Oh, about your question regarding how much to pay for one's personal residence...I suggest spending much less than you can afford.

so w/that being the case, even if i eyeball the property myself i may not have a trustworthy range of repair costs when i go to have the contract signed.any tips or strategies from all ends of the spectrum are warmly welcomed.