Hi Asia,I'm biased, so I won't recommend any product in particular, but here are the top 6 functionalities you should look for in a Rehab Estimator tool:Estimate Starter Templates & Pricing DatabasesAbility to Customize Categories, Descriptions, Pricing & NotesAbility to Save Your Own Custom Templates for Future ProjectsAbility to Write a Scope of WorkAbility to Create Estimate Reports & SOW ReportsAbility to Track Your Actual Expenses Against Your Budget#1 Estimate Starter Templates & Pricing DatabasesEstimate Starter Templates and pre-built cost databases are a must-have feature to help you quickly get started estimating costs for your rehab projects.Building your own estimate cost databases from scratch can take days, if not weeks of research.

I would definitely like to reach out to some lenders to see what is workable as well.  

(What I am saying is if it were easy--everyone would have a pocket full of cash--and they don't, so it takes "Stick with it in the face of adversity" as well as a Realistically workable plan for yourself and some luck.Here is a 17 minute video you may enjoy (Would you rather be an Eagle or an Oyster): https://www.youtube.com/watch?

I would flip this question around and evaluate this from your side:  if you view this as your forever home and it truly has that level of sentimental value and functional value to you and your family and staying there for the long haul is a desirable thing, then you'll find that you have an extremely desirable BATNA (best alternative to a negotiated agreement - from the book Getting To Yes) and you'll likely be best served by setting the terms for what you can and will consider in the negotiations with the developer.I primarily recommend you setting these terms (for example: go to the developer and have a frank conversation about the price you'll sell at and let him/her know that this its not a high-ball/low-ball game to you, but you want to communicate the best monetary way for them to achieve this win at a number that is workable to you) because allowing or requiring the developer to set the initial offer amount is going to anchor them on this price. 

Telling them specific metrics of what you want in a deal as opposed to just 'as long as the numbers work'. Ability

If you are looking for something on the market, then you need to submit offers on every deal that looks somewhat workable.

I am trying to put together a workable system for managing incoming online leads.I put together the following (crude) workflow. 

It is possible to get deals that way, but I find very often the owners are still anchored mentally around their previous listing price.That's why it's much easier to convert an expired listing into a new listing (for yourself) than to get them to come down so much it makes it a workable deal for an investor (usually they would have to come down at least 60-100K minimum for the #s to work for an investor instead of an owner-occupant).Still, I think it's worth a shot, and you'll definitely learn a few things that way.You should consider discussing it with your broker however, as s/he may have thoughts on what you're doing, especially the "cut of the deal" part.

It looks like a workable deal. 

You don't want to pass on a potentially good deal if it is workable (after all, our job is to be problem solvers), but you also don't want to inherit a nightmare.