1) I’d remove all items under $100 and the landscaping/vegetation items.

Okay, you have an older forecast and you reference the first rate cut which was already mid-September and 10yT was leading that development.

It potentially can be possible if you provide your capital to a fund who operates as a private lender.You would have to be a non-managing member in an LLC or an LP in a Partnership.Therefore, you would have no say in items such as who to lend the money to, at what rates, etc.Best of luck

Can someone provide me a fully detailed cost plan of every single item that I will need to pay when doing a fix and flip.

Site cleaning may be the single most underfunded line item on construction budgets which often leads to dangerous work sites.

This was a very simple due diligence item that was missed by many people. 2.  

Quote from @Zach Edelman: Should be a list of Bigger Pockets recommended list of Hard Money Lenders to refer to as well/make the search a bit less overwhelming.  

Be ware of the ones that get compensated on the back end by trying to refer you to replacement property solutions that compensate them.  

A lot of these items your agent should be able to help you out with. 

When talking to property managers, ask questions regarding any guarantees they offer owners and refer to any online reviews to get a better idea of how tenants and other owners feel about working with the company.