@Mikhail GorbachevIf it meant the difference between determining exactly what you are buying and not, I'd give it a shot. 

Hello.I have rental property in Houston, TX and have an issue with my tenant. Tenant did not pay rent on 1st of the month (she always paid 1-2 days in advance). She does not reply to messages and her phone is off. I w...

You have to determine if it's worth that to you. 

Most contractors with experience will already have a disclaimer that there will “likely” be additional work that can’t be determined without opening walls, etc.Hope this helps you and good luck selling the property.

For example, internet.

Once I receive the report I can determine what to include in the Rehab and what can be deferred.  

What is your rule of thumb on rehab cost and how do you determine your cost? 

@Dimitri Bernado You have to determine how active/passive of RE investor you want/can be, pick a niche within RE investing, learn as much as possible about it, network with other investors, and start investing. 

Determining whether a property will be worth my time and money and will cash flow is dependent on a few numbers including the ARV of the property and the rent I will be able to charge, but finding these numbers has proven difficult.

If so try to get an idea of what renovations would cost.Once you get an ARV and Rehab estimate you can determine a reasonable offer.As far as the Financing goes I am a firm believer in using as little of my own cash as possible to invest.