Plan for the unexpected would be my advice to you. 

Hey James,   I'd be happy to help you out. Let's

They then proceed to end up with 50k in unexpected expenses and end up having as much in their expenses as their original target selling price.

Still to get it rent-ready and done right, I need to put in about 20K, probably less if I don't have any unexpected expenses (laugh now).

I am not referring to a realty or real estate firm , but these companies or more like wholesale outlets or " distributors" , so to speak. 

When it gets to high 2.75 a gallon or so then news outlets here start running stories constantly as 3 bucks a gallon here is really expensive.It doesn't affect me as my office building is close but the majority of people grinding out a long commute to that JOB it can get expensive very fast.

For example: If you're going to replace all the outlets do you need to check every one?

Outlets upgraded, all new appliances, all new doors and hardware inside and out.ROUGH NumbersPurchase -               80k Repairs -                  50kClosing, legal, etc      7kFinancing                 10k Contract Price - $187,500Profit - $40k

How much to hold back temporarily for unexpected costs after sale?

By the time its half way done...he will approach you with another 20k needed for all the new unexpected problems that he will surely find.