Fall in love with the areas you buy in, or they will steal your heart (and wallet).   3)  Love The Deal.  

Keep the wallet in the car because you will be tempted to buy.

Talk with a CPA but if this is your property, then I have no doubt you will qualify as a RE ProIn regards to Cost Segregation, this applies to your "non structural" items like carpets, appliances, floors, hardware packages, etc.

If the end buyer is the Restoration Hardware/Pottery Barn kind of person, Id leave the lights.

If you go with an open mind (but tightly closed wallet) you most likely will pick up ideas for further study.The other benefit I've found is that you walk away energized and excited to contine the journey.

Something I do to help get a tenant out when there lease it up is I will get free boxes from the local liquor and hardware stores and drop them off at the door.

Get the good old boys out of the business and sitting on the sidelines with their wallets open and their mouths closed however you can.

We dressed them up with a few cans of primer and paint, new Broan range hoods from Amazon ($80), new cabinet hardware and they look amazing.  

Reason why we are asking, is the appraiser will need to justify how value increased by $33.5k.We did a few upgrade ourselves but nothing major that needed a contractor; mostly clean up, fixing fences, changing bathroom hardware, etc. 

Quality vs. quantity sometimes makes a huge difference to your rehab and your wallet in a Unfortunately negatIve way .Been their myself, great lesson learned!