I have a budget and cash for all of this, but I am curious to know, what can I do to estimate the ARV of it?

Also whenever I give a quote and the clients want to know why it's higher than they expected, I figure it's my job to walk them through it and possibly come up with solutions to help them remain on budget.

Doing the job right the first time in budget and on time.

I have great skill with budgeting, project engineering and planning, and a good understanding of the local StP suburbs and where people (especially young professionals like myself) would like to rent and what a nice place would look like.

You'll need to let them know your budget (once you've spoken with a lender) and let them know that you will not be a cash buyer.

Start by getting good LICENSED contractors from all of the various trades to inspect it and prepare plans and budgets to bring it up to code.Also, asbestos and lead-based paint are probably involved, and must be assumed to be present until known otherwise.

As part of this, I'd want a GC who could do such work honestly, on-time, and on-budget.

Gone above budget but I know that is a common problem for the first flip..

From there you can figure out how much you can afford to pay.For a rental you also have to have a rehab budget (REOs ALWAYS need rehab) and how much you can rent it for.

Is that what you feel is the minimum rehab budget required to get $425 a month?