Confirms my thought process as a Renovation Project Manager- turning Investor.

For larger CapEx jobs, we're fine with a client getting their own quotes, in fact, sometimes this is preferable.  

as a flipper, with the participation of a wholesaler and a hard money lender, what actions should I take BEFORE I close and buy a house (tell me step by step please because i dont really understand the sequence of events) and also please tell me when to do due diligence to make sure how much does it cost to renovate the house and is it worth buying this house?

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

For our larger park we have a 'Maintenance Manager' set up for up to 24 hours per week as needed with OT for after hours emergencies. 

There are new construction homes about 2-3 miles away going for 190-200,000 but I think they may be a bit larger than what I am building.

Plus, it would be a first renovation project, and other properties we may be able to close on are huge projects.

Renovated basement recently to prepare to rent out.

@Thomas FarrellRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Sounds like I can safely write them off only after I purchase the rental and start the renovations to ultimately rent it out.