Lastly, don’t disregard the need to build soft skills.

Sounds like the seller is trying to brush you off.I would follow up and let them know you're serious about an offer but they need to let you do your due diligence.

I am optimistic that the Fed can achieve a soft landing.  

NACA puts a $25,000 soft-second lien on the property to ensure that the Member lives in the property for as long as they have the NACA Mortgage - https://www.naca.com/faq/gener.. 

If your renovation cost ended up being higher than you budgeted, then elbow to the grease and you better pick up a paint brush.

Also importnat to understand if soft costs and interest reserve are financable, will reduce the true cash requirements significantly.

sometimes though the ones who are the most experienced and think they know it all are the hardest ones to work with they are too busy to really take the time their buyers need to help through the build process.. so its hard to paint a brush over every agent..

The two closest companies gave me soft estimates of roughly $5000, which sounds absurd to me.  

I understand how to get to an ARV, account for repair costs, the hard/soft cost of financing, and so on.What advise would someone give in locking up deals?

Right, the list of things to maintain and/or replace is never ending; rugs, AC filters, light bulbs, water filter in fridge, detector batteries, pest control, coffee maker, stove eyes and pans, silverware, bowls, glasses, sofa cushions, pillows, blinds, brooms, mops, vacuum, brushes, shower curtains, bath mats, beach towels.