The house is updated and ready to go but every time they land a buyer on the house , they jump when told we need to open it up for repairs.

After Repair Value /Comps - Provide comparable sales data that confirms your After Repair ValueRepairs - Provide a detailed estimate/scope of work of the repairs that you are planning for the project.Loan Terms - Provide the financing terms (interest rate, points, holding period) you have budgeted to pay the lenderHolding Period - # of months it will take to rehab & resell the propertyOther Costs - Provide a breakdown of other costs (buying, holding, selling & financing costs) Profit Margin - Highlight the total profit & profit % you have built in the deal.  

I told him i do my own repairs and at my own discretion, decide if i need to hire anyone.

If not you need to increase CapEx to cover potential major repairs.  

When tenants damage the property they are responsible for the repairs.

We recently foreclosed on a 3/1 SFR in Indianapolis and I'm looking for recommendations for a contractor to do some cosmetic repairs before we put it up for sale. 

.):- Plumbers- Electricians- Carpenters- CPA- Real Estate Attorney- Handyman- Appliance repair person- Property Managers- Home cleaning companies (To clean property when tenants leave)

Granted you don't have any capx, vacancy or repairs within it. 

some lenders ask you to put some capital in reserve account while some investors do that anyway, by alocating 7%-15% of gross rent towards Repairs and Miantanance. 

It had foundation problems, fire damage (completely gutted), bad neighborhood, needed to many repairs, etc...