Added a half bath, new stain less steel kitchen appliances, and the roof is a year old.

1st his bank has to be okay with paying the wholesale cost. 2 . trust the owner will cut you a check at closing.I would call the title company you work with and they will know the exact steps.I just closed my first wholesale this way!!!!!!!!!!!  

Your friends problem is not your problem.Concentrate on getting the property at the lowest possible cost and cut your friend lose.

Copy, cut, paste. 

Would I be able to offer less by cutting out realtor and their fees?

I know the general feeling on the forums is either (1) fire him / cut your losses or (2) suck it up and move forward as some of it is my mistake for not insisting on receiving the plan (god knows if they're even following a construction plan). 

You have to buy the 12' pieces and cut them to whatever your soffit overhang requires.

Josh,I can say from experience, that having your license literally cuts out the middleman with regards to the access to the MLS.

If they don't agree with the appraisal they will cut the value.

This was a flip that sold in April 2013 for $183K, the investors have completely renovated the house they've installed new A/C, new flooring, stainless steel appliances, granite counter, and updated bathrooms.Anyhow, the house has been on the market since Jan 2015 starting at 320K and now it's at 279K.