this is why contractors run screaming when they hear the word "investor" I mean who would want to put up with being nickel and dimed on everything and being "negotiated with" right out of the gate?  

@Jeff Gates i've been doing everything on excel myself so far.... and i'm sure it's a mess.....where are there resources for "chart of accounts" and "account types". or how to set up accounting correctly

And since there are no such deals, they never get out of the starting gate.  

See if they require a Knox Box at the front gate.

I always put a chain and padlock on the gate to the backyard.

Just ask Bill Gates.

I do hear what you guys are saying and I really don't want to come out of the starting gate just like everyone else.

Writ large on a world stage – take Trump or Viktor Orbán, the prime minister of Hungary, venting unmediated fury for political effect – we can see how denaturing it is, how it gates off all other, less exhilarating responses, such as empathy.This thread has devolved into a virtual stoning.  

I would first and foremost PARTNER with somebody who is experienced, I can tell you right now a full gut job is going to be more than 60k, a job this extensive will not be able to be completed without permits, and you are completely new taking a chance (I imagine) on new contractors, subs, etc.You should one MILLION percent partner with an experienced flipper because your margins are going to be thin, and one bad deal coming out the gate can sink you.

There should also be no junk fees because you should be getting a term sheet out of the gate where you can confirm what you are or are not being charged.