Again I cannot collect rent to justify this cost/effort.  

@Cameron Porter ultimately the most important part is the ARV, inclusive of the expected rehab costs.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Run the comps, calculate repair costs, and plan multiple exit strategies so you maximize every deal—whether that’s wholesaling, flipping, or holding for cash flow.

You can't even drive by and look at a tree before you decide if it needs to be trimmed up or cut down.2.)

Quote from @Jeff Sanders: Personally coming from an agent/investor in CA, I always get a quote from a broker of mine and make sure I am knowledgeable with the fees/costs.

Second thing would be to work with a contractor, this is great stuff to do since you know building a house, building material costs, and knowledge of right and wrong what to do. 

With down payments, improvements, commissions, title work, holding costs etc....

CA maybe as high with their EIR requirements that cost 250k to 500k just for the EIR reports.

I think it just benefits current owners. our replacement cost variability just went up a lot for the next 4 years.