Some of these high end communities are booming and almost every house in any condition sells at a fairly good price and pretty quick to.

Way to much work and problems.Best case scenario :  Find distress house and buy at 55% of fair market value....maybe 20% fix up and carrying costs and hope for 25% profit or less.But avoid junkers, heavy damage, roof problems, furnace problems, etc.  

What do you use to keep track of your expenses to ensure you stay on budget for a renovation to flip a home?

How about painting, we end up spending a fair amount on paint about every time we do a turn.How about long term items like counters? 

And that value will be determined by an appraisal (not your contract price).So, if #1 and #2 appraise for $60k fair market value, you'd only be able to finance 75% of that ($45k each).

I know rehab fairly well and the vacation rental business. 

My HML uses ClearCapital - https://www.clearcapital.com/ -- got a fair and accurate current and ARV estimate on a recent flip I did there after the first appraisal was WAY off.

Even with the internet agents still have a fair amount of sway with buyers.

People refer and renew because they are receiving exceptional service and a quality place to live at a price that they think is fair.

Will make a huge difference on their duty to you and if they owe "full disclosure" or simply "fair an honest dealing"... or neither.