We added some instant value to this one, changing fixtures, adding accent walls, and altering kitchen cabinets.

And natural wood interior walls for that cabin feel.. can you post a link to what you recommend a  cabin should look like I am just curious . 

By the way, from what I read in the Wall Street Journal, there’s a growing number of niche investors cropping up who love grabbing assignments that fly under the mainstream radar, especially if you’re bringing something fresh to the table like a distressed duplex they can reposition, or a small portfolio of row homes they can turn into long-term rentals.

I don't think it'll be 25K unless the wall is coming in a decent amount. 

My longest recent rehab was 2.25 months and added a half bathroom, took down 4 walks including load bearing, put up 3 walls, new plumbing, electrical, flooring, huge percentage of drywall, an eye brow porch, new kitchen with full layout change and new bathroom with full layout change.  

Quote from @Jaron Walling: @Shawn Nofziger If you're green to REI the auctions are not a great place to start. 

While its frustrating as you were told something different, it does not overwrite existing lawsI live in a street that has an easement for the first 15 ft of driveway and we have had several neighbords put in gated entry and brick walls which is in the easement.

Sell: The home is stunning, with features like a 2-story wall of windows and a central, convenient location.

accent wall and new fixtures What was the outcome?

Actually here in Texas we can separate the surface rights from the minerals.