I recently talked with the buyer of a property I am selling and learned that the agent was withholding information from the buyer and trying to manipulate an elderly client into paying a higher commission.
they are an...

Extra towels, sheets, pillows, trash bags, and soaps. 

It appears agents are throwing investors in the same bucket as wholesalers and they’re missing out on a lot of opportunity.

Quote from @Will Greenlee: I actually did some googling and I read that 30" might be the requirement for when you need a railing in Michigan, so I may just throw the railing away for now. 

Wondering if anyone has considered throwing money into one of ETFs (QQQI; DIVO; SPYI; JEPI)versus buying another investment property. 

Thrift /FB marketplace for fun decor pieces that make your listing stand out, buy kitchen stuff and pillows and mattress protectors at Ross.

I do hate throwing money to the wind when avoidable!

I hope that several someones here on BP throw down the proverbial gauntlet.   

The only way to value this property is to throw out their numbers, use the current rent roll (image 2f59fd.jpg), and apply a realistic expense ratio (like your 35-40%+ assumption). 

This insures that the contractor is not just throwing random # s in their estimate and is accounting for all labor, materials, etc.All the best!