A reasonable estimate is $270k on the current condition.

Or if you had a contractor walk it with you initially and gave you an estimate, essentially getting an inspection before the offer.Also looks like you took an ARV given to you by the agent at face value.  

I'd also suggest finding your own rehab estimates as well after walking through.

I'm curious what your original rehab and ARV estimates were.

One of the properties I'm getting appraised .I have A general contractor that already drew up a estimate of 160,000$ .to fix up an repair.

#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.