Which means, in the event if a massive correction, or  massive explosion, my position is the same.

Definitely need to understand the downsides and dangers so transactions are done in a responsible manner.

We typically look in C areas as they offer the most cash flow without being too low income or dangerous.

The way I bid is they can choose whatever finish they want on a specific item and I cap it, anything over is extra, (i.e. 10/sf for tiles and finish material up to $3/sf), it means that if they order a $8/sf travertine, they'll add $5/sf as a change order, that way they can choose whatever they want.To the OP, a list of scope without corresponding line bid is dangerous, that is why your lender require it, they could charge you 45k demo and 10k everything else to arrive at the total 55k, it's called front loading, and it is legal but unethical.

Insurance is driven by so may factors, like age, # pools, location, construction, condition, etc. that IMO it would be dangerous to offer a price based on estimates when it's so easy to get a quote.

Out here in California (Bay Area), we have mild winters and summers and have experienced explosive economic and demographic growth such that predicting capex reserves is less significant than it is in the alternating snowy and humid Midwest. 

This month's program is "The Five Most Dangerous Financial Pitfalls." 

Although I have seen instances were a seller kept the buyers money and never paid the bank.. and the sub too buyer did not realize this until they got a notice of default.Now in this case with AITD in CA the law allows you to cure and wipe out any seller equity they may have.Sub too is an advanced strategy highly risky for sellers and one that needs to be thought through.. what I see on BP is beginners with little capital to invest or reserves try to do this because of the thought of no money or very little out of pocket and  a loan that is not in their name or fico.so this leads the least knowledgable and experienced investor into what can be a complicated transaction and Frankly a lot of sellers in this model get totally abused and hosed and do not realize the danger they put themselves into until its too late.

.✅ Low crime rateNever invest in any city on Neighborhood Scout’s 100 most dangerous cities list.✅ No rent control of any kindThe fastest way is a google search such as, “Is there rent control in Las Vegas Nevada?”

Might not be the best area, but I wouldn't consider it dangerous...You looking on the MLS for deals?