And give more weight to a business owner providing you a suggestion rather than just some broker saying "I can do it".  

bathroom rehab depends on plumbing but i expect min. 3K for lighter one.kitchen rehab is about 2-3k ; the cabinet is not expensive.that's labour and materials. 

If you can mange to get even a little of his advisory time; it's worth it's weight in gold. 

Here's a snippet from our starter course on becoming a Local Real Estate Developer and it will help you understand where the value comes into a development project to see how to weight the equity and deal terms based on the experience of the partners in the deal. 

So this is probably not the most efficient way, as it is very time consuming, but for lighter rehabs we go on home depot website and find prices of the materials we will need.

Otherwise it should 10-12% (it depends but if you add the leasing fee and weight it across 36 months then it will be more accurate than the flat fee)I'm not seeing 100-150$ per month for maintenance and I'm not seeing any similar amounts for capex reserve.Don't pay for utilities unless you have to for some reason.PP: 241kClosing costs: 3% is ~7.25k1-month vacancy: 1.8kLeasing fee: 1.8kImprovements: 5kAre you all-in for around 257k?

The weight of my failures bore heavily upon me, casting a shadow over every aspect of my life.In the midst of my darkest moments, when it felt like I was drowning in despair, I found myself at a crossroads, teetering on the brink of surrender.

I do both real estate and stocks but my portfolio is heavily weighted towards real estate.

I have a few private institutional lenders I can use that are lighter on the rates and terms, etc.

For many who might not necessarily be "looking" for more work they might not be investing in any kind of marketing and word of mouth is going to be the best way to find them.But 100% agree with @Corby Goade on this one, treat them like kings and queens because they are DEFINITELY worth their weight in gold.