Wet utilities include potable and waste water lines; dry improvements include gas, electric and fiber optic cable.The Site Plan and Civil figures are all you need to get Contractor estimates.

If you are over for a bill period it's likely minimal and then tenant can probably absorb that amount in the monthly payment.

We wasted many weeks taking on the backyard landscaping on our own to save a buck rather than outsource it all to professionals who would have costed slightly more, but saved us literal months of reno time.

If your house is a 1950s with minimal updates in a C/D area, $800/month is not unreasonable given the 1 bathroom and lack of updates. 

I think it’s a waste of $

You could add a couple hundred dollars income every month with minimal effort.

But, for my first one/few deals I don't want to waste everyone's time.I would like to know your process. 

I watched an episode where Brandon made such a scenario work... earn the seller's trust that they'd not be wasting their time and yet keep yourself protected by submitting provocative offer 'subject to inspection'.

If you are doing a value-add play, local banks and credit unions usually have minimal pre-payment penalties when compared to agency debt and allow you to choose a 5 or 10 year term.

Sure don't waste their time by going to see lots of properties when you aren't ready to pull the trigger but they can set up alerts from the MLS so you get emails about new properties and can start to get a sense of the market.