If the deal falls apart and the borrwer can't sell for the expected amounts or can't repay the loan, this conflict of interest as a lender can cost you.

I'm struggling to find good tools/strategies/professionals to help ballpark the rehab costs so I can make a reasonable offer. 

It could be a very long time before you obtain possession of that property and getting it could cost you thousand$ in legal fees, damages, etc.

What is a Cost Segregation Study & How Does it Work?

Social media can be a powerful tool, and then good old-fashioned door knocking for listings is a great way to drum up business as well! 

It still costs you more than an "expensive" $200/hr accountant who can knock it off in 2 hours resulting in a $400 bill.Next, will you be able to verify how many hours was actually spent on your taxes?

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

With fees and points and so on, their money cost me 16%, and it was a total pain to refinance to a 5% conventional mortgage.If you are going to do a deal which involves buying a house for $50k less than market price, then paying Eastside $10k to expedite the closing is totally worth it.Eastside funding are good people, and they provide excellent service. 

Not sure about the second rule you mentioned.1%, and 35% operational cost are the two rules you are using. 

Tax techniques include depreciation, mortgage interest, costs, cost segregation, and tax-deferred growth.