We currently work with many clients who do Cost Segs and using that STR loophole!

I am not familiar with any HML on a fix and flip that would not want an appraisal as well as an estimate of costs.

You have to include the cost of your time and the work, especially on a "scary house" is daunting indeed. 

Quote from @Dylan Webb: Have you talked to a lender to see what it would cost you?

Imagine making millions of dollars over the course of your career and then having to pay 30-50% every year to uncle sam instead of compounding that cash over time.This is exactly what real estate professionals have learned to mitigate.To reduce their taxable income, they just buy a building every year, do a cost seg, and use depreciation to reduce their tax liability dramatically.Their personal wealth snowball grows much larger and much faster than their W2 counterparts who give most of their money back to the government each year.Following this strategy as a real estate professional is one of best ways to end up with a much larger net worth at the end of your career.

Pictures, pictures, pictures, especially in morning light.Indoor staging needn't be costly.

If they don't show up, projects get very delayed and become unprofitable, even costly.

The overhead to start a company is low, but the cost to scale is high. 

I have been in Milwaukee WI for quite a while as investing in my backyard in NY is cost prohibitive. good luck on your journey!!!! 

Hard money typically refers to a company that has it's own underwriting guidelines, rates (9% - 15%), costs, draw process ect.