Maybe this is a Milwaukee thing, but we have a lot who are either not good, cringeworthy to listen or outright dangerous, many of them with 5 star reviews on Google, which is a mystery to me

It will be no mystery why you're having the conversation though (hah!)

Out of your 119 posts on BiggerPockets, over 1/3rd of them mysteriously mention Innago.They all magically happen within the same 10 minute time-frame every week as well.

And has been said many times before, there's no mystery to Sub2's or wholesaling.

I'd say 90k for purchase, 20k for rehab, 10k for closing costs, commissions, fees, other mystery and unexpected fees and things that come up.

Maintenance and cap-x does not, in large part, have to be a mystery game of wait n see what happens.

I would also check rents, do some mystery shopping and see if your expectation is correct.

(Both that you know about now and that you are told about form your buyer’s inspections.)Most buyers are going to discount their offer by double what they think it will cost to repair what they can see plus the “mystery repairs” you’re hiding with your as-is sale so you will make much less on the sale. 

There is an old joke: you don't have to run faster than the bear, just faster than your friend.There are hundreds of leases signed every week, your apartment needs to be more attractive than 50% of what's out there and it will be rented quickly.So you'll have to do some mystery shopping and (ideally) physically look at your competition.

A general maintenance tech or handyman may not have the expertise to certify a leak that is especially mysterious.