I'm in the middle of a BRRRR too and I chose to have Sherwin Williams color match "inchyra blue" for walls I usually just go with Behr but with cabinets, will be so much easier if you have high quality paint!

When I looked at the house they kept it very clean.

You cannot have a contract that simply states "install high-quality countertops" without specifying the quantity, location, type, or style.

If you put down an earnest deposit, you might lose out on that if you decide to back out(potentially). look at the agreement.The more important thing is, do you quality for conventional financing?

That said there are some nuances and requirements to property implement interest tracing so ensure you talk to your tax professional ahead of time and keep the funds movement as clean as possible. 

At that point I dont know investing would make any sense, I have heard scary stories I was thinking about short term rentals but that needs constant cleaning after guests and conpetition is very high my friend spent almost 200k out of pockets to buy a property for airbnb and he got 17 bookings per year....

They were not terrible, some people would call them C minus, and it wasn't even that much about financial considerations at the time (appreciation was not a thing back then in Milwaukee) but just not what I wanted to own or manage, so I sold them to them tenants - after quite a bit of financial coaching to get them to qualify for a loan.My standard advice is always to buy the best quality property you can afford.

Additionally, consider operational costs like cleaning, staffing, and marketing, as they can quickly add up.For management, outsourcing to a professional property manager or leveraging tech platforms for bookings and operations could streamline things, especially if you plan to scale.

Estimated CostsADU costs can range DRAMATICALLY depending on the state of the lot, custom vs fast track plans, size of ADU, materials and finishes, speed and quality of the builder, etc.

You may not get the same tourist volume as Pigeon Forge, but you’ll attract a more consistent, quality guest base.If you're leaning toward an MTR, healthcare contracts and university housing demand will give you a steady stream of tenants.