-I'm fairly careful with communication , but again, I know doing business online is way riskier, but I want to ask: Typically, I would trust someone who seems very in-depth, informative (gives statistics and numbers), and basically would give me thorough steps (including worst-case scenarios and what would best fit my situation)^^would people who have experience say that even with the above, some agents/lenders/PMs would still be sort of out to get your money and do a lousy job?

A well qualified business broker or someone else experienced in those calculations (think someone with statistics/finance expertise) can easily do this.  

Initially it was more prominent but most are used to it nowYes, I saw some statistics from a big transaction manager and the seller is paying both sides of the commission in almost every transaction.

Added a bathroom and remodeled existing.Opened kitchen to diningNew roof, driveway, windows and mechanicalsRefreshed landscaping, hardwood floors and paintWhat was the outcome?

Perhaps it has something to do with the statistical average where in Australia, if you are borrowing 75% on property in the cities or suburbs, it is almost impossible to get positive cash flow ANYWHERE, whereas BP subscribers are aware that in MANY parts of the USA, the opposite is true.

The landscaping is underway.

Today I got a certified letter stating a lien has been placed on the property by the landscaping company they hired but have not paid.

I can definitely see why you're cautious, especially with the real estate landscape in California and concerns about the economy.When it comes to Memphis, I think it’s a great option for your out-of-state investment.

Fix Flip- only do surface style changes- flooring, landscape, roof, windows, etc. 

What about drive approaches, parking lots, site lights, landscape, irrigation, etc.?