Decor and visual appeal is HUGE so you have to take into consideration furnishing and decorating costs as well.

In my private lending, I usually try not to go over 70% but I usually won't lend to people without a track record and on properties I can visually inspect.

Take out the hedge as Nicole suggested because it creates a visual blockage to the front door, but you also need to widen the sidewalk to make your entranceway more important.  

My suggestion would be to write down "7 days smoke free", "8 days smoke free", etc.... and see the visual evidence of your progress every day when you look in the mirror.

I am a numbers guy, not a visual type person.

Here's a link for Sherwin Williams color visualizer, you can play with.

My thought when purchasing the home was that I would subtract the estimated costs to fix the visual problems with the house...which I did.

That being said, securing the permitting may require that you open up walls and flooring to provide visual access to structural elements, electrical wiring, and plumbing components that were included within the addition. 

Do you inspect all properties prior to determining a price or do you just do a quick visual combined with your seller interview and use a formula?

HUD lowered the floor from 40 micrograms/SQFT to 10, window sills from 250 to 100 and window troughs 400 to 100.Now, we see senator Portman who is a hard core conservative republican join others, including democrats, on this issue.For those who think that dust wipes ought to be omitted from the Toledo Ordinance, Portman's new regulation assures that dust wipes are necessary and visual inspection as is, is now obsolete."