My mid-term goal (3-6 months from now) is to form or join a partnership with equity partners who aren't interested or able to be involved in the day-to-day and I can provide sweat equity in the form of making sure the process happens on time/budget/standard.

What is your budget for this project as far as the house being built? 

In other words, even if a property is freshly remodeled does NOT make you immune to all those expenses ... if you hold onto the property long enough (as you well should as a buy and hold investor), then sooner or later those items are going to need to be replaced and are going to cost money to replace ... if that money does not come from CapEx reserves taken out over time as a CapEx expense in the budget, then where else would the money come from?

I budgeted 60K for repairs and the numbers still work well so if I can get it around the $400k mark I think it would be great. however I don't know how to negotiate anything between the estate (probably under water on this one???)

But if I had an extra $150 in the budget or could make it work in the budget I would consider buying her a new one because its a nice thing to do. 

They are on a fixed budget and can't afford what they are being quoted.  

Or is this already considered in the initial budget when deciding to purchase?

I took professionals help to get laminated flooring for my house.Had great finish and within the budget.

So I'm budgeting for 10% down + Closing Costs + Upfront Contractor Payments (reimbursed by draws).

Plus with your budget you should be able to do that no problem.