Intuitively, I kinda expected term and invest the difference to come out ahead (I would have still been OK allocating part of my money to whole life premiums), especially since the cost per $1,000 rises over time in whole life and universal life.

@Katie Willcox I've noticed in my business if the application is easy, intuitive and user friendly people are much more likely to take the time to fill it out.

While doing that lay out a checklist for both buying the property and also flipping.  

A comp with exact same layout and style home spent $60k in rehab (not replacing HVAC, or siding).

I was just talking to my coworker and have you thought about getting into replacing  structural member or doing an addition on a smaller house that may have a "unique" layout.

With comps showing granite/quartz and butcher block I was reduced to what is in the budget/compliments the layout. 

I pay attention to the red flags and to my intuition.

A “heavy turn” can easily cost $5,000 but a partial renovation can be anywhere from $7,000 to $20,000 per unit depending on the market and unit size/layout.

As Ned points out above, the Buyer Representation Agreement will lay out the minimum commission owed to a Buyer's Agent.

They will lay out all the detailed info based on your specifications, selections, plans, etc.