Get the as is value, a quick lipstick upgrade value with associated costs to do so, and a value after complete rehab to full retail value along with those associated costs.

I wouldn't power wash a house that needs a substantial amount of money, why put lipstick on a pig?  

Sinking foundation and an unpermitted addition are not a big deal, put some lipstick on that pig and keep renting it and enjoy the cash flow!

I could tell they wanted to lip stick rehab the property and list it.That's two deals in two weeks missed out on because of price.

This starts with a number for your market that works, so say a paint and carpet rehab ("lipstick") is $10-15/sqft of the house.

They are older properties in need of lipstick but not complete overhaul. 

What I wouldn't not be proud of is posting a bunch of pictures of a slap dash rehab to a RE social media site to collect adulation about how I slapped lip stick on a pig in a city thousands of miles from where I live because I had my Core 4 on lock and can now sell/ rent it to some poor soul, but hey I made my $$$.

I am currently looking at a turn key property for my first deal.  It was a recently flipped house, and it is calming for my wife that our first property (which is going to be a house hack) would potentially be fully r...

The renovations have been simple lipstick renovations and full on guts with additions and architectural drawings.

Leverage 75% LTV, buy $2M in multi-family class B/C needing lipstick to max the rents, stabilize for one year of clean operating expenses, cash-out refi, wash, rinse, repeat.