After rebuilding my own home after Hurricane Sandy using a modular company, I realized how (with luck and due diligence) cost affective, convenient, and custom these homes can be. 

If you're in a lower class area, a brand new custom kitchen isn't necessary and you won't likely get a good return on your investment.

Good question - we did purchase with the LLC as the actual customer but definitely had to personally guarantee the loan.

I have rehabbed the unit with laminate/tile floors, new kitchen cabinets, etc... is it worth it to go to the next level with the rehab (crown moulding, custom shower, etc..) in this area?

Chris, Gabriel Reyes with Artistic Custom Homes is doing a flip for us.

Been a custom builder/remodeler for 20+ years. 

When we initially stepped out from our custom home building business into the investing space we focused on long term rentals.  

The owner, Chris, is phenomenal and if it weren't for the way he views customer service and the culture of the company I'm not sure I'd have taken a position in this field.  

There are of course (sneaky) ways to inspect the property without tenant being aware of the sale discussion (posing as insurance agent etc), however I do not want to run this business in a sneaky way, and even create a perception of being scam-y or sneaky with the customers... 

What makes this particular property special is that it is in DC, which is a very expensive market by the way, and it has high end finish such as custom cabinets, marble counter top & hardwood floors throughout.