Are their guys working their tails off doing exterior paint for you on a hot day? 

The rest could go towards remodeling the bathroom(s), kitchen, and paint. 

I believe the 401K/IRA "managed investment" rip offs should be outlawed.

Try to go with a different (neutral) colored paint on the walls and have it be a color that will look connected to the green wall tile and the floor tile that you will install.

I know a lot of people that do concrete work, flooring, sheetrock, plumbing/electrical, cabinets/tops, paint, etc. but I still need to get the units built. 

However if you find the right multi family building (let’s assume a 2-4 unit, which will still qualify for a conventional 30yr mortgage) buy at a discount and are willing to put in some sweat, you should be able to gain 10%-20% immediate equity through cosmetic improvements, such as paint, carpeting, lighting, etc.

Maintenance in general have gone up along with everything else, for example, paint costs 60-70% more now than pre-pandemic. 

It could easily get you through floors, paint, appliances but so much is list and size of job dependent.

If you're working with existing cabinets, consider giving them a fresh coat of paint or refinishing them yourself to save on replacement costs.

Open a new application with an actual lender that isn't going to charge 12k in origination fees. 4.5% origination on this deal is insane, the broker / lender are ripping you.If you take this to another lender as is (not great credit, no experience, light rehab amount) you would likely get denied again.