Site selection, estimating/detailed budgeting, all labor/material/soft costs are an open book with no markup/GC fee, and i own all site management from groundbreaking to closing.- Total cost of these projects would range between $390k-$550K.

A lot of the popular, no money needed, strategies like being a wholesaler, getting a partner to fund the deal, or STR co-hosting / arbitrage are a bit of a paradox because the people that have the expertise to effectively implement these strategies are typically the experienced folks that don't need no money down strategies to invest.

Case in point, home repair and reno costs are up since 2019.

Bridge Loan: Most lenders on BiggerPockets will offer 85-90% of the purchase price plus 100% of the rehab costs.

That's my opinion.Another good one is AppFolio, but this is very costly.

Is it because the cost of their service is fixed and therefore they try to do as little as possible, or is it something else?

Unless you are an attorney practicing real estate in the state of the subject property, the chances of reaching a wrong conclusion are too great and the consequences too costly.  

The owner would cover the cost during vacancies and within the first week or so of a new tenancy if needed as a courtesy.

The leverage and arbitrage when used to its full potential far exceed the costs.

The buyer agreed to a purchase price and all fees/costs.