Make sure you can get someone to oversee the project if you can't.  

I estimate the project will cost $75,000-$100,000.  

I think she’s also wanting me to look at the potential rent increases (they are all below market), but everything I read says to only buy on actuals, never on possible projected numbers!

I am projecting about 9-10% cash on cash return, plus the additional 4% that mortgage paydown will give me. 

so before you look away let me just say I'm not giving up, I'm just frustrated and looking for some advice from those that have been there.I've done all the work and setup for starting my first flip project. 

This was a really rewarding project.

Someone with expertise should be able to quote a flat rate for the entire project and for each stage of the project.I would expect a lawyer to charge more if getting paid depends on future events, because that means more risk for the lawyer.

.- I use it on every project it is a invaluable tool that runs forever on a charge and has all the power you could ever want from a cordless.2.

I would take a 2 or 3 quarter view of your average maintenance and see what projections you come up with to be sure the job you'd be hiring for is actually stable on your first go at this. 

It just always seemed more difficult and risky and being a newer investor, feels like something I don't want to tackle.