Maybe do a less expensive rehab, just enough to hit your target rent but not using high end materials that you would use for a flip (durable rental products like LVP flooring and Laminate counters instead of bamboo and granite for example).

Cracks in the foundation, dangling wires, three layers of roofing material on the roof, broken fixtures, off color carpet areas, spots on the ceilings, soft spots in the walls in the bathroom where water has penetrated, swampy areas in the lawn.

You may need to buy the material from one place, and then find a flooring person for the install, to get the best deal.

When we close on a new rental property, we plan the first weekend after closing, have materials ready to go, and hire workers, like we have a guy who works for a painter during the week that will come in and plaster/paint the more difficult rooms while I paint the easy ones, my husband is great with electrical, we both do the little stuff like caulk, clean up the exterior, while a handyman is there changing out a toilet or other items we just don't want to do, and Lowes is delivering any appliances. 

Better off reading the materials on this board and asking the folks around here for help.

Even then materials still expensive...

This is what I would budget assuming its a lower class neighborhood and having a handy man do most of the repairs.Possibly a little foundation work (it’s on blocks) - not descriptive enoughnew water heater - $700 to $900 (Labor & Material)needs central ac/heat installed - $4 to 7k for both ac & furnace unitsnew roof (fascia and all components included) - assuming asphalt shingles, ~ 12 squares, probably $3 to $5k (Labor & Material)new flooring possibly some subfloor replacement - not descriptive enough...you can get install a vinyl tile for ~$4...subfloor work may be around $45 to $60 per 4x8 sheet to replace exterior siding work(paint some, replace some) - paint is generally $1 to $1.50 per sf, but could be more if there is alot of scraping, patching, etc (Labor & Material)some drywall work where there are some small and large holes in the ceiling and walls in a couple of spots. - budget $500 to have a guy patch walls for a day or two (Labor & Material)couple windows replaced because of broken glass - if you can replace the panes maybe $100 to 150 each, otherwise full window ~$300 each. 

I would pay acquisition and materials cost upfront, the broker/attorney finds and analyzes the deal (makes6-8%), contractor estimates all rehab costs & takes on labor risk but makes 50%.

And really inflation should cause building material and labor to increase 2-3% per year so an appreciation assumption of 2-3% is logical.

This gives me somewhat of a direction while i study up on various materials.