It’s in a great market & neighborhood.

Tan/brown neutral , and yes a little darker to hide stains....and not a Berber loop style, those look nice but are prone to damage...

Despite all that, I did visit a couple of nice neighborhoods (not many) and if the properties you're looking at happen to be in one of those, you're at a much better spot than what I have described above. 

My ideal property is a detached single-family distressed, 3/1 or 3/2 home in an A or B neighborhood with good schools, ideally in the $200K-$300K range.

Delve into market trends, neighborhoods, and property types that align with your goals.

I understand home designs are pretty expensive, and cannot just be applied to any lot/existing neighborhood.

I think going in to the deal guaranteeing 80% is a bit of a bold step, but it really depends on the address and the neighborhood characteristics. 

You are buying 1 property in a local neighborhood.

Recently acquired a fantastic property in a great neighborhood as a "fix-n-flip" however due the properties age and value I've not been able to find anyone to insure the vacant property while my crew does the restoration work.

This condo is in the heart of a prime neighborhood in Charlotte surrounded by multi million dollar single family homes.