so w/that being the case, even if i eyeball the property myself i may not have a trustworthy range of repair costs when i go to have the contract signed.any tips or strategies from all ends of the spectrum are warmly welcomed.

I think, as @Joel Owens suggests, this is more of what we see broadly in the economy.

What I do see is a lot less houses available on the low end of the spectrum which is typically where flippers make their money.

On the other end of the spectrum is a gut rehab / new construction in a speculative location (this is high-risk, opportunistic strategy).

I know it's a very broad question...just trying to get any advice/thoughts (general advice/thoughts are fine!)

I completely disagree. that is just too broad of a statement.

Am I missing the broad side of a barn, or am I hitting the nail? 

Then get at least 3 contractor bids, because different contractors will give you a pretty wide spectrum of bids.  

Then talk to him about the place and see what the deal is and where in the spectrum things will work.

That's way too broad a generalization.