I can share my spreadsheet but I'm based in  Dallas area and the rehab quotes may be different than your location.

Go to BUILD YOUR TEAM at the top of your screen, and you can search for other MEMBERS or LOCAL MEETUPS.

Sometimes I'm off my numbers but generally speaking you'll get better as you go so consider this a cost of learning the business.If you want to find someone "reasonable" I'd go to local meet-ups and ask around for contractor recommendations.

Purchase prices are quite different ($240K vs $450K)...is that due to location and size?

Are you interested in Short term rentals, multi family, fix and flips or do the numbers get you going like tax deeds, buying notes.I'm in Orlando and would be happy to have a call sometime and invite you to CFRI (Central Florida Realty Investors), the local chapter of the national REIA.

Perhaps joining your local REIA would be a good place to start with less risk.

I am an owner/operating partner of a local title company (Legacy Title Agency) and we have come across quite a few fraudulent and suspect deeds in the city of Detroit. 

Regarding loan terms changing after the appraisal was done most likely and the appraiser marked the property as being considered rural, is not something a loan officer can entirely know in advance if they are not local to the area. 

Another thing that's also very different due to geographical location is the fertility of the land.......for me it's important. lol

Yes, check with a local attorney.