Also, anything that’s a decent property typically gets bid up quickly or receives a ridiculous offer (last one I went for went under contract for 25k above ask and NO inspection period!).

FL. the prices are ridiculous and finding a CoC return has been challenging, so do I consider Turnkey investment companies in other states?

You can't get caught up in 1 seller being difficult, or 1 agent being ridiculous.

7000 sounds ridiculous for the scope of work you described on each bathroom, especially when saving the vanity and using builder grade materials. 2000 for re-glazing only on the casita windows sounds high.

So, I advise over- shooting what you think it will cost (just in case) while aiming not to make it ridiculous. 

Basically the reason all the newer homes are in West Fargo is because the Red River stops growth on the east edge of Fargo and people don't really want to move across the river into Moorhead, MN because the income tax rates and reasons like that (they also have lots of ridiculous laws, in my opinion, about annual rental inspections, fees, permits, etc). 

I've talked to several of the big "guru" reps with ridiculous cost for using their "tools" and "systems" that are also available with low cost and low-key educators who are not super organized but are able to support their students.

To be successful with real estate IMO, it's all about sacrifice, until someone proves to me that they really want it,  the failure rate is ridiculous because people think it's fun/easy/cheap.   

If you're not in a historic district, and people can intervene, that is ridiculous to me.

Remember, mortgage rates are ridiculously low right now, it makes a lot of sense to be able to lock in that low cost of money if you're going to be there for a long, long time.