I'll start using that more than I have before and focus the quality of the deal.

I say this because 10K in repairs represents 5.4% on the 185K price and 6.25% on the 160K price. 

Only buy quality tools; makes the job much easier.  

Make sure your repair estimates are close to accurate.

On the broker vs agent instate vs out of state - to me it comes down to the quality of the policy issued and the level of service that agent will give. 

I want to use the Rehab Estimator calculator to start running the numbers to find good deals but I'm stuck on how to estimate the cost of repairs without totally guessing...

The extra cost is worth the immense time savings, and you'll get a more quality result.MANY other lessons learned, as this was my first deal.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I have a local ac guy i've used for 10+ years if you want another local quote, @Elton TidwellPersonally if you plan to keep it long term and every want to raise the rent, central heat and ac would attract better quality renters imho... window units scream 'bottom shelf' and are a signal of what renters can expect in terms of quality and rent... 

Looking for quality, affordable and reputable contractors that provide service in the Puyallup area. 

Also got the inspection done and had the owner pay us for repairs that we would need to make on the units.