Or would you sell it to an investor thinking they might be more interested in the income numbers than paint color or other nit picky things?

The trouble is that many of the same lenders I have used over the years are all maxed, I have even made calls to more "emotionally expensive" sources (EX. the types that call you to let you know that they have concerns about shingle color on the house they lent on and think it should be changed, two to three times a month) and even most of those are tapped. 

Just tell them you want matching colors and the best deal they have the day you call.  

It's a psychological thing for most people that once they have a fish on the line (you) they don't want to lose you. 

Or if you've done a lot of painting and see that someone's got paint on their shoes, you could use that as an opening, etc.It also helps to have a few "canned" conversation items like "how long have you been coming here", "do you own any properties (and of so, tell me about them)", "what did you think of the main speaker" etc.Yeah, they're all gimmicks in a sense, but I think most people do it, consciously or unconsciously, because I think it makes most people feel more comfortable psychologically when they find some common ground to start talking with.Those are just some thoughts.

Have it written down and as specific as you can get(ie paint colors, flooring choices, kitchen updates).

Nothing in this price range offered any details like up-to-date color pallets, shiplap siding, butcher block-like counters, black and white cabinets or cute coat cubbies.

They should sell it at home depot, its usually pink in color

I was given price allotments for square footage of flooring and allowed to pick paint colors, etc.

Send Direct Marketing targeted towards the people in areas where most owners should have mostly a majority of the market value, an area that has 30 to 40 year old houses.Either mail them in a special envelope or colorful postcard or knock on their entry door and ask them if they want to sell.