I want to go the private money route, but although I have people willing to lend I don't want to burn any bridges right out of the gate with my first deal and no track record; incase things don't go according to plan.

I understand it may look like a great opportunity ... the probability of getting burned is, frankly, frightening.

The consultants proposed very different recommendations - one said I should pay them to avoid an arbitration, and the other said I should fire themI know it costs money for arbitration but I also have been burned by their attitude and lack of progressIf it were you would you try to work it out to optimize for money / time to flip the project?

The nice part is that if you can get it to cash flow, even just a little bit, you burn through principal like [insert clever metaphor which I can't think of right now for some reason].

Take this idea and burn it in a dumpster 

In several pictures the ceiling fans seem to be short on bulbs (or maybe they are burned out). 

- What should I look for that has burned you in the past?

@Will BarnardBesides going to Lowes/Home Depot/other suppliers and reading The Book On Estimating Rehab Costs by J Scott, how else would someone learn rehab numbers (specifically labor costs) without burning bridges with realtors and contractors and without specifically taking a job as a residential estimator?

Not even your own broker.When it comes to repairs out-of-state you will get burned.

@Anna Laud door, window, and base trim and the faux beams get painted, chair rails get pulled off and patched, cabinets get burned in a bon fire, never to be spoken of again.