Of course, you have to account for the fact that this niche client will still lie when the truth sounds better!

Do these "free estimates" usually come out close to the truth and if so, do those numbers make sense for someone in my situation? 

Those realtors are telling you the truth.

They strung me along, telling me everything is all good and on track until after hours on the day before closing they change the https://www.biggerpockets.com/forums/517/topics/693204-fix-and-flip-and-low-doc-rental-loansEdited to add: I just tried to comment on the thread they posted a couple of days ago and got an error message that I'm can not post a reply....... hmmmmm, perhaps they don't want the truth to come out.Mark 

(The ultimate irony is that I'm on the cover of one of those "dream team" books.)The naked truth is that you do not need a team at this stage.

He spoke the truth right there with his main point. 

That being said, the truth is most investors I know and work with are self-educated mostly via books, podcasts, meetups, networking, etc.

That's the truth of it, but instead of face things which is 1st step to solving issues, we institute a system to defend "feelings", where if it hurt's it can not be said.

I know it's not something you want to hear... but is the honest truth.

The truth is this:  You have plenty of time to find the next tenant and ideally, you will have done all the necessary repairs ahead of time to make the property "rent ready", so you will not need to do repairs in between tenants.