My wife works for Ferguson, and I know many contractors, so I can get a lot of materials at cost.

Licensed with permits ~$3,250.HWT standard gas single family low efficiency without exhaust retrofit $900.Sand and stain hardwood floors, natural stain $3 per sf.Paint interior walls, ceiling trim and doors 3 tone paint scheme 2 coats $3.20 per sf (floor area cost includes paint)Click lock LVT flooring install overlay inclusive of prep and quarter round $4.50 per sf (materials and labor)Asphalt roof installation 3/1 - 800 sf bungalow with 2 layers of shingles - ~$7,900Standard porch cap replacement with 2 new precast concrete steps ~$2,500Used stove or refrigerator delivery and install $350New stove or refrigerator delivery and install $HD model specificUse this as a general guideline. 

Motivates tenants to conserve and not waste water.

Toxic waste site on Super Fund List  6.

If you research recent sales you can always provide the appraiser a list of those sales.One of the best ways to insure a higher value is to update the property using materials and fixtures that are popular and common in the area.

What is he charging for the materials?

I just don't want to waste my realtors time with backing out on 2 deals in 1 monthmaybe I am missing something but why two closing's? 

You can break it out by general RE activities and material participation.

There's some excellent relevant & recent material from very high quality individuals on this forum.

To address this I took detailed pictures from beginning to end of my most recent flip, documenting that we did a thorough job using quality materials.