and of course this young lady got a little bit of an education here.. and sounds like she will be fine with a small loss by this .. 

Took a chance on a young lady with 4 kids, as many landlords know, kids can be very detrimental to a property.

I think any generic thing you can do to make it a comfortable hangout spot without any wild themes would be fine.

To really get the best value I would recommend looking for a house that is already "livable" and will not cause you any issues with financing, but has some outdated fixtures and finishes (picture something like a little old lady's house, with green carpeting from the 1970s and old but functional fixtures throughout).

This is why you can have two appraisers come back with wildly different values or contractors come in with crazy different bids. 

Licensing is heavily regulated and restricted and Wholesaling (without a license) is still the wild wild west!

Seller is a little old lady.  

In all seriousness why on earth would you even consider these two “ ladies” ?

I offered $330k Seller countered at $340k + 1 year lease for their friend (old lady) @$1000/month(Market rent is $1050-$1150 /month)They will not budge on helping out their friend.

When the desert wild flowers are in bloom, you cannot go see them on the weekend due to the traffic.