Fair enough.
I disagree with your over valuation on inspectors though. Unless that is your 10x includes ... dirt mark on wall - suggest painting ..., generally a waste of space IMO.
Also .... I'm willing to bet CP would probably give a better idea of cost than any inspector. Why don't you list IYO what needs to be done?
My advice for the individual considering their first flip. If you have a friend or know someone that knows a half decent builder/contractor get their opinion! Not a home inspectors.
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