It's good to see that you are thinking down the road and aiming to underwrite cash flows for 5 years - all of that is good.Let me paint you a picture:Let us say you have 3 options. 

Cannot paint walls without consent or it will result in a $5,000 fine.13. 

I can deal with easier things like fixing a broken window or painting.

Paint, flooring like luxury vinyl plank, curb appeal etc.

I would paint the entry way to give it a fresh look. 

“I expect this to be installed, want this to be painted this color, want this appliance swapped out.”

Example: X amount Painting, Y amount flooring etc.

You also lose any ability to save money doing things yourself, repairs, painting, property management, etc, that most people who start with little money do to save on cash.As for the C vs B class, 1% rule, etc.. you want to look more into the actual expenses.

I would also need a license if I were to do any amount of work on the property myself such as picking up a hammer or paint brush.As far as needing a real estate license for wholesaling, they directed me to their website and referred me to the laws and rules section (https://www.oregonlegislature.gov/bills_laws/ors/ors696.html).

@David M.I would strongly suggest taking some random listing or even the home you live in, and calculate the figures for what it would cost to remodel it like you plan to do for your flips.What I mean is calculate the square footage and go down to home depot and actually run the numbers on how much paint you'd need, flooring, cabinetry, etc.