I would agree with your observation that you may end up spending the majority of your capex anyway to sell. 

They'll charge you a small fee (I've observed a couple hundred normally), but they have a few benefits:-they act as the notary-they're used to doing closings and can answer questions that may come up-they usually have a good network of folks in the game-probably the biggest selling point...they usually have free cookies, water, and pensGood luck, and congrats!

I just had to post an observation... 

My observations when it comes to the quads I have seen in Las Vegas is that they all were being sold because they were not performing.

I am going to my first auction to observe this week but I wanted to do some research on properties being auctioned that day before I got there.

Yes get out the mailbox - observe the masses and do the opposite !!! 

@Derek Lacy and @David Dachtera made the correct observation, then if you rent your home full-time it is NOT your primary residence.

Will you be nearby to observe or rely on a prop mngr to view the work?

(I have observed this by experience and investigating the titile Ins industry). 

Unless you really intended to do the rehab at the time you signed with the seller or unless you were honest about your intention of immediately selling their property for more than you told them it was worth, I'm not following you when you say my observation was wrong.