We do complete kitchen and bath renovations and re-designs often down to the studs which far exceeds a typical turnover renovation where you'd maybe do minor repairs, paint and lay floor.I think I could probably manage 200+ units using Buildium property management software (or some other full featured app) without breaking a sweat.

And while I was able to increase rents substantially, the making the garage a garage again, also involved a full gut remodel of the rest of the house, so the design and newness certainly played a big roll on the rent increase.Second case study, my wife and I recently bought a flip.  1960's built, four bed 2.5 bath house.  

I like land locked areas and urban markets as do most firms. look at where banks buy buildings. mostly 20 story buildings in downtown markets for a reason. asset protection and preservation so we try to do it as close as possible. there are lenders in columbus that do 100% hard money financing for renovation loans that based on experience make concessions to experience operators. we are vertically integrated though for design, build, entitlement, leasing, and brokerage so there isn't much missing. licensed general contractor. 

You need a survey to start your design process. 

While I am not a full time flipper *YET*, I have strong knowledge and experience in the architecture, design, and construction industry.

However, when applying for the operating LLC, you should have designated the holding company LLC as its owner.

agreed here but in our market we do more than just build we entitle, attend zoning meetings, we sell the asset, we provide rental comps, we negotiate financing structures, very little of the actual process is building. floorplan design, style, etc local knowledge trumps all.

If it was fixed without an engineer's design, that would worry me.

The sales pitch seemed like exactly what I need, by design I know.

The DOTs position is that we should have consulted with them concurrently in the design phase and because we didnt we took on this risk.