I did not let one tenant keep a mastiff puppy that they snuck in then had to turn down a really great prospect with a tea cup poodle.

The CUP has a much more likely chance of approval (I spoke to the County Planners and they have indicated that those types of applications are not very controversial and have been generally approved).Is there anything I need to know about REO properties in this situation that may hinder my deal?

If that house has hand-crafted polished brass bathtub fixtures, you're entitled to hand-crafted polished brass bathtub fixtures.An Actual Cash Value policy pays you the "cash value" of whatever is lost.  

Every outlet and light fixture will get 120 volts (for single pole circuits), and turning off a light or unplugging a device won't effect any other light or outlet (unless specifically designed to do so). 

You would be like the guy who approaches a mine operation offering to buy a cupful of coal. 

Ask them what appliances, fixtures and finishes buyers are looking for, and you can nail down a good ARV.Now you have your own numbers you came up with and all of the numbers your professionals gave you.

Being a flipper I have some very cheap sources for appliances, fixtures and finishing touches that will put this house into a  luxury look for a mid level price point.

I hated getting the complaints from SFH renters that they hate the paint color or the light fixture looks old, etc.

The scope of the work is general rehab stuff: floors, windows, doors, light weight exterior work, paint, fixtures etc.We are not looking for bottom of the barrel cheap labor, but fair priced rental quality work.Also, we would like to purchase more properties if we can find a contractor or network of contractors we trust.

Zach I still need to make it to your office for a cup of coffee and chat with you...