"However when (insert protected class) had a mouse urinate on her wedding dress stored in the basement you didn't pay to have it professionally cleaned".Just my 2 cents and good luck on whatever you decide.

To cover the upstairs windows i hung white dress shirts on hangers on the windows to keep people from seeing in.

You can put some lipstick and a party dress on a pig, but that doesn't make it a princess!

Could this be something, or is it a flop waiting to happen (pig in a prom dress)?

The bad news is that it is difficult to predict which will be 'successful' and which won't make it to their 2nd anniversary in the business.Here is the best advice that I can give you: get up, get dressed, go to work.In other words, treat it like a REAL JOB.  

I agree Shaun, rehabs costs are already up around $100K without doing the new boiler and a/c, leaving about $65K for profit...and I'm going to assume there will be some other unforeseen issues that will come up anyway..I agree that if I dress up the radiators, then I'm hoping a buyer will be good with that.

With a bit of professional dress and presenting a framework for what you intend to accomplish, if not a full plan to build off of such as your property search criteria and your long term goals, even a newer Realtor who is still learning, or a less than professional agent will be more likely to succeed and stick around because you have set and can manage their expectations from that point moving forward.  

lol I gotta say Brian, now that it's winter your black T-shirts are more appropriate business casual dress than that old white one you wear in other videos, almost evening attire......LOLI'm too close to the sun Brian, videos don't work well up here. :)

And the Realtor can ensure it's "tight" where the seller can't run out like one of my ex's that got out of my duct tape dresses

I look at this as dress rehearsal for taking down a larger value add deal in the future.