However, if this market is likely not to appreciate it's a different story.

I imagine the whole process is simpler but can anyone tell me how different it is when you don't borrow the rehab costs?

Talk with a real estate lawyer as this may work a little different in each state. 

Everyone thinks they can paint but there's a big difference between a professional paint job and a non-professional one (the latter usually actually damages the property instead of improving it). 

It may be that they are underwriting the property at a significantly different valuation than what you are using or that they feel that you or the deal is excessively risky.

@Griffin Brenseke The decision to sell vs hold a property is full of those little decisions you describe that make such a difference in cash flow.

We've tried different software, with the same way, but Smarter Contact gave us the best results, so it's the way to go.

So that will make a big difference.

It is what is left after snow removal, cutting the grass, utilities, tenant issues, parking lot issues, property taxes, mortgage payment, etc. that make a difference.

Each municipality is different and what's allowed will be based on your exact zoning.