As a realtor I have seen so many decor jobs painstakingly done by somebody's wife that were a total waste of money and ended up getting gutted upon closing. 

If it doesn't hit the 1% rule, I don't even consider doing further analysis as it is usually a big waste of time.

I apologize if my question is to broad but I'm just looking for some advice from some wholesalers in the game right now , what are you successful with and what should I not be wasting my time and possibly money that I quite don't have yet .

If the appraiser is starting with the purchase price in their pocket and then the appraisal comes out to that exact figure - I see this as a wasted expense.  

You need to do your research so that you are not wasting your time at auctions. 

Only use engineers/architects/brokers etc. who have actual experience with single family lot development, you don't want to waste time/energy/money where others learn how to do it on your dime, you want them to tell you how it's done.

Not only is it a waste of most people's time to do so, but it's going to hurt the reputation of the person writing those offers.

Subs may charge more to work in tight crawlspaces (they don't look tight on the plans but they ARE tight).We minimize the foundation cost with home designs that go vertical for two stories.

The land is 5 minutes from my families home in SC so even without that the Property management is minimal but they will be handling all the rent collection and anything else that may arise.

I'd put new one in also for same reasons.Keep the tenant as long as you can but give yourself some lead time to freshen up the interior, on a Single family home most are likely looking for personal use and I'd have it empty once you list it.Showing a home with someone in is not optimal the tenant's idea of cooperation is not always easy to define and a messy place doesn't give a good impression, wasted time with occupied in my opinion.