Since you're new to real estate (according to the title), you really don't have anything to base it on other than your own personal experiences staying elsewhere.

I recommend just getting to work with someone who has a strong knowledge of the investment space and can connect you with multiple options.

If you need a strong negotiator to help you navigate this, feel free to reach out I’d be happy to assist!

It will vary based on the lender's guidelines. 

So you're in a strong position. 

You just discriminated against them based on family status.It's good to have a heart-to-heart talk with them about what they can afford and see what they want to do.

An agent, lender, inspector or contractor that is transaction based?

Hopefully, based on actual field measurements, past project data, and estimating software, your contractor can develop a detailed estimate that lays out the cost of labor and all materials for each phase of the project.

Typically speaking we leave out front/side exterior photos on every listing, regardless of grandeur.Years ago there was a rash of thefts in South Florida where people were finding houses based on map and exterior photos and breaking in when vacant and clearing them out. 

@Stuart BartleIf you're thinking closer to CA the Reno, NV market is showing signs of strong appreciation.