On the other hand, a detailed quote with a higher total may offer more transparency and reduce the risk of surprises as the project progresses.I specialize in consulting services for situations like this, where I help clients evaluate contractor quotes, ensure transparency, and navigate the renovation process with confidence.

I would have contacted the locksmith tech to get additional details before assuming it was tenant damage.

The guru your son is learning this technique from is likely not telling your son that the deal will almost certainly encourage your son to get an "off-market" deal from a "wholesaler" who is unlikely to properly disclose the details of the property or encourage an inspection. 

I would put it in your listing details and also potentially house rules. 

Well, we are getting into the cold months and without going into too much detail, it's become extremely scary to talk with them and try and amicably handle requests.

Are their listings detailed with good-quality photos?

Give me a call today, I would be happy to go over the details / price out your scenarios.

@Brian Eastman , @George Blower , and @Dmitriy Fomichenko are all experts in the SDIRA/Solo 401k arena and, I'm sure, will be happy to give you more details.

What about a duplex in Sav like this: https://www.realtor.com/realestateandhomes-detail/1514-Augus...?

I wasn’t trying to be long winded, with too much detail, in my initial post but I actually did this method on a fix and flip.