I have been asked to spend thousands of dollars in the 5 figure range for courses and coaching programs.

@Joshua Strickland, that is a good point but an existing cabin here is around 300k min, market is nuts with very low inventory (touristic destination in the Appalachian mountains).

Find someone in the mid price range. 

Do you have a budget you set aside for the rehab based on the price range the house you’re buying is in or is there some way you quickly approximate?

Many years before I became a realtor I was a USAF veteran working an IT job and was bedazzled by the market at the time and a "perfect" house and bought at the tippy top ceiling of my affordable price range (chasing that white picket fence dream, etc.), using my VA benefit. 

@Brad Hammond Could you recommend an appraiser that's doing duplex' in the $750-$1000 range?   

I considered selling it but finding a house with similar specs puts us back in the 450-500k range and i figured a 347k loan looked more attractive, plus its a house we like.

I find apartments come in on the low end of your range, 20% is my back of the envelope calculation. 

Recently, the high demand and lack of inventory has presented an opportunity for scam artists.

If you're an agent, you can isolate on the MLS towns, neighborhoods and zip codes and see for yourself the skyrocketing numbers for appreciation and median sales price, and the plummeting numbers of inventory and days on market.