Things like charging $500+ for "tune up", replacing windows, etc. when in fact, they didn't even stop by the property.

Perhaps . . .but I was fortunate enough to secure a hard money lender . . .and as a first time investor with long term goals (with an awesome budding relationship with this lender) I need to close asap.

Fortunately a good friend of mine part-owns a construction company and would like to be part of the deal (as he's never done a flip before) and we have agreed to split the expenses and profit 50/50.

Fortunately, I am constantly told I am the most professional home inspector people have met, which I like to attribute to and am grateful for my experience as an engineer.

I'd try to associate dollar amounts with various factors.That's or get a really good wheel like on The Wheel of Fortune. 

I think it's imperative to have a good buyers list from the start, but fortunately, that's pretty easy to build up.Make sure you know the laws in your area, too. 

The same person owned the house for 50+ years and was a hoarder - fortunately all of the junk in the house was removed.The good:1) Exterior is in surprisingly good shape (New Roof, new windows, newer siding,etc..)

Fortunately for you you have some reserves.

I feel very fortunate that I bought at the “right time” and I’m selling at the right time.  

You're very fortunate to already have a paid off property that may be able to begin earning you all some extra income!