Second, even without selling the property, I could still refinance and tap in the equity to do other things, so I'm not completely blocked here either.

I plan to hire a smaller contractor to handle the job and purchase the materials for them, also probably sub out items they are not good at like landscaping and concrete repair.

You may feel you are the smartest kid on the block and that may even be true however, you cannot increase another person's risk and shed responsibility to another without their full awareness and acceptance and there are just too many holes in your permise which is why it is illegal. 

The room it was in however had 12" thick concrete walls, and ceiling and was on a 2' thick concrete slab.

I don't want to commute 3 hours just to "absorb" or "get the feel" of the scene without something concrete I am there to learn more about.

Purchase Price with closing: $130,000Rehab: ~$80,000Total all in cash: $210,000ARV: $270,000 on average (low-end would be 250k and high-end would be $300k but a house just a block away appraised for $325k recently with lower finishing than what I am planning)If we flipped the property:Closing costs: $21,600Net: $36,900If we refinance and then rent:Rent: $1400 (but could be $1600 based on other comps)Tax: $100Insurance: $200All utilities: tenant responsibilityProperty Management (10%): $140 (we would self-manage but I like to build this number in my calculations)Vacancy (5%): $70Repairs (5%): $70CapEx (5%): $70Net: $750With only a net of $750, pulling out our cash via refinance the property would put us in a negative cashflow.

Small blocks, all look well maintained (landscaping, upkeep, etc.).Definitely the most rural-feeling of the areas we visited.

Usually the basics for good curb appeal and return would be:Green grass (no weeds or big empty patches), have the trees and bushes pruned.Use low lying flowers/shrubs at front of house so there's some color and character.. but you're not blocking up the view of front of the homeKeeping things generally 'manicured' is the better way to go. 

I personally see no reason a selling agent with block someone from seeing a property, unless they had instructions from the seller to do so (and it was legal).

id=1IaAr5B1WeT...Cleanup Job (Low cost fast flip): landscape package in front remove deckremove vines from house clean exterior, fix siding and wood rot, paint neutral beige/gray color clean driveway/weed, clean retaining wall/pavement replace flooring with mid grade flooring bottom level, carpet upstairs replace interior fixtures paint interior white trim, light color beige/gray walls, popcorn ceiling removal new kitchen appliancesRehab options: Replace deck with new one (kind of awkward that high to me) vs Remove and fill in wall or add large window to master.Potential space to move laundry into upstairs bathroom closet vs basement Can maybe get away with toilet/vanity replacement in each bathroomUncertain if painting or replacing cabinets with ikea type is worth itAny in-ceiling lighting will open up codes stuff with electrical since it is out of dateRepave/fix concrete front porch and side porch - replace/paint railingReplace front walkway cement, or remove walkway and replace with right angled walk to driveway (may not provide ROI)Tear down vs paint garage port in back yardWhich do you think provides highest ROI?