I want to make this work and am so motivated, but I also don’t want to continue to wonder if what I’m doing isn’t legal 100%.

I purchased a property before that had way below market rents that were locked in for a year and after a year I raised those without doing any work and was able to get them to market rent.

The place needed mostly cosmetic work and I was able to get it at a good price.

Find a good solid deal where the numbers work and pull the trigger. 

@Hieu Bui I agree with others that looks like you are missing a lot of items on the scope of work and the items you have estimated are 20-40% off.

I had another coworker on another occasion found someone strolling in her backyard coming home from work and it was also an inspector from Nassau County.

But it requires way more work and way more risk as you have to manage the subs yourself and hope that they don't pull a fast one. 

The tenant claims the doorknob didn't work and got stuck inside(To your point, tenant claims the lock was defective).

Also some people have no comprehension of the work and skill involved in executing a good value add and the compensation I expect for executing one.Be cautious in dealing with family.  

Trust them and trust their work and their word, but when you can, verify it has been done and lines up with their word.I think something that sets PM’s above and beyond from others (especially in STR) is a group that is resourceful and has good local connections.