Your Team members need to be experienced and trustworthy.  

Beal and his team to clients in the past and they are happy with the level of their professionalism.Tony

I have what I believe to be a good team put together between plumbing, electrical, landscaping, and general contractors, but will I be able to use anyone who is not on the "203k approved" list?

A person or team you can trust.

Elliot, If you have a contractor on your team that you work with, sit down with him and ask him what he would charge for specific things.

your best bet is to have one on your team, and consult with him on this matter, i am not a CPA but i believe all those improvements should have been put on your taxes the years that you had the work done, it would have increased the asset value then and kept adding as you did the projects and reported them. i think you are in for an uphill battle now. the work you may have done say 5 years ago can't just be claimed now, there is 5 years of depreciation that is against that work that the IRS will claim you lost out on, so that will have to be deducted from your numbers.

Do you have a team built yet?  

We have a great Metro-parks system, excellent zoo and museum, and fantastic minor league sports teams (Toledo Mud Hens, Walleyes, a new minor league soccer team starting this year, and one of the oldest professional women's football teams).

So in other words all the hard and time consuming tasks are already done and the property is cash flowing from day one".It is very important you do not just invest on faith, learn the area, the team you intend on working with, really drilling down if the boutique supplier is offering you value for your strategy.

If you're going to wholesale, you need to have a knowledgeable real estate agent on your team or access to sufficient data to run your own comps.