If your price is higher then you're overpaying, as simple as that.

Did I capture that correctly?

I would keep it simple and purchase them with conforming residential loans, so one property per loan. 

Plus I use Wave for bookkeeping...I like simple, I would have to get more than 10 places before I deviated from what I'm doing now.

I also suggest reading Getting the Money: The Simple System for Getting Private Money for Your Real Estate Deals by Susan Lassiter-Lyons, it is known as the bible for how to find, meet, and gain partnerships with private lenders.

Even if you just pay a simple consult fee or fee for handling a one time transaction for you.  

Simple economics of the situation, it takes more time to do a better inspection. 

This was simple and effective.

I'm just wondering if anyone has tips for finding a contractor that does well with simple/straightforward renovations.

I have learned that referrals are not always true and I need to vett the individuals/realtors out properly and better.I have also learned that I need to breakdown my designs into a format spreadsheet report that captures all associated costs related to details in the beginning stages and not wait on my realtor to ask for the report.