One overriding theme is how critical anonymity is.

I've priced this so that $5k in repair costs doesn't materially change my IRR, but two things at play 1) my desire to build in as much cushion as possible for my deal #1 because I'm nervous (side note I even negotiated my mortgage rate down 10 bps last week) and 2) I think certain aspects were misrepresented during the showings so I want seller to make whole, on principle. 

Welcome to BP community @Eric Magray  It is a great place to meet new friends and learn about various aspects of real estate and more.

@Eric Michaels Ahh, yes, those are the critical things that need to be addressed.

Was she employed by someone else in the same business she is starting and learned every aspect of it and now wants to go out on her own?

I realize that there are many more important aspects of completing due dilligence(referrals, background check, etc.) but how much weight does the appearance of the actual estimate they hand you carry in choosing a contractor?

Those clamps are the critical point, they must be applied square to the pipe, follow manufacture's instructions carefully and I bet you'll not have a problem.

This is a critical piece to understand when running your "business" of flipping houses or growing your rental property portfolio.

Welcome to BP community @Kyle Lake  It is a great place to meet new friends and learn about various aspects of real estate and more.

Constructive criticism also welcomed.