#13 is a buy/fix/rent project near 140th & 11th in Grandview south of Main St.  3/1/0  Bought for $35,000 cash deal the rehab estimate is $8500.  

However, if you will let me come out and inspect the property, I can get you an estimate which reflects the true value of the house."

The estimate was $4,200. 

Is there a difference between the estimates for repairs (e.g., on a buy and hold before you rent it) contractors usually give to investors vs the estimates/pricing usually provided to your average homeowner wanting to update their house?

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.Download BP’s newest book here some good due diligence in Chapter 10.

Estimated rehab costs $20,000.  

I am trying to avoid hard money as the project is estimated to take up to a year due to weather conditions, area restrictions etc. 

Here's what I found after a little research:Duplex4 bed/1.5 bathComps: $160k - $285k (at least what I can tell from zillow/trulia)Houses on the same street (in much nicer condition) are estimated on homes.com for $236k-$436k.

I wonder if your cash flow estimation is perhaps overly optimistic. 

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.