I instantly distrust sponsors who paint a rosier picture than the reality. 

This would be new kitchen, new master bath, full painting interior and carpeting.  

The condo has brand new flooring, paint and carpet,dishwasher and fairly new with a lake view.

I'm not going the turn key route so I would be responsible for the following GC work; Site work, foundation install, furnace/boilers install, water tank, septic, connect plumbing, install panel boxes (panel boxes provided by modular company) and connect power, interior flooring, appliances, complete the siding/roof (15%) as it is delivered 85% complete, landscaping, front porch, final coat of paint inside (comes primed), 2x stair sets to the basement.My question, do you think the $94 a square foot is high? 

We redid the ceilings (took off the popcorn ceilings), painted the walls, added lights, and added an enclosed arizona room with heating and cooling.

sometimes a new investor will listen to a podcast from 2018 and hear David Greene say "find a tired property and do paint and carpet, refinance and get all your money out!" 

I'd start by painting the exterior of the house a different color so it doesn't look as familiar and I’d refresh the front landscape.

We had some cosmetic issues to upgrade like carpet and paint but that's not a big deal.

I am more interested in safer investments even if it means less cash flow.I am interested in areas with no lead paint so I am thinking either Akron or Lorraine?

Rehab consisted of complete gut renovation of kitchen/dining area, new hardwood floors and refreshed bathrooms (new vanity and paint).I am bullish about the long-term appreciation prospects of the property and have trouble envisioning the hold strategy over the next 10-15 years.