Then lipstick remodel and sell existing asset for top dollars.

I helped manage these projects and performed a large % of work with very minimal sub contractor contributions.This house came with the gorgeous tile work minus the custom shower that I added.I have completely lost my after grout photosdouble wide left in disarray added some lip stick and linoleum cabinet and floor disaster new cabinets custom black conversion varnish finish still shows the grain, New floating floors, Formica countertopfinished modular just paint and fixturesWhat do you guys think?

Or would some lipstick and maintaining the aggressive rental rates allow it to compete?

Also, does this loan method exclude smaller "lipstick" projects that only need, say, $10k of materials where the investor wants to do their own flooring, paint, and trim work (and that's all that's required)?

(no lipstick flips here).Also, establishing value can sometime be a huge pain in the *** (appraisers are freaked out by the crack house down the road)What areas of San Antonio have you had success with? 

Now, that's not to say a little lipstick might get you a higher value.

So does lipstick.

I have rentals and find myself working 3-4 hrs a day either dealing with PM's or lipstick rehabs or something.

Our REI Zoom group has closed more than 20 deals there this year of all kinds - flips, BRRRR, lipstick, live-in.

I fear you might have purchased a home that was a problem home for someone who spent a few bucks to put lipstick on it and sell it to you.