So new investor and put in an offer for Harvey house it's has everything done minus mudding the drywall, installing floors, and installing cabinets.

I would guess the inside is undesirable and you might be pursuing undesirable tenants to fill the vacancies.

It can be used, if necessary, to eliminate many more undesirables legally.

I would give the tenant all of the information for the MUD that controls the water for that area when we sign the lease.They call and have it connected.

Pushed the stove out into the mud room to open up the kitchen. 

How could I be phrasing what I’m looking for in a way that’s so wrong it’s giving me these undesired results?

For example a lot of beginners will see a cap rate that is very high for their market and think thats a good thing while more experienced investors will consider it as a red flag or an indicator that the property is undesirable for some reason: could be it is in a bad location, is in poor condition, will have limited appreciation, etc. which might be counter-intuitive for someone solely focused on getting a certain cap rate.

If you acquire greater than 80 I would lean towrd in house if you buy less than 80 I would lean toward 3rd party.Im sure my thought process has left this clear as mud :) Hope this helps.

Mud, texture and paint can make a world of difference.I would also recommend getting some bids from QUALIFIED contractors so you can an idea of what you are looking at.

I had to teach myself from YouTube videos to mud drywall, sand, primer, paint, install vanities, Baseboards, sanding and finishing hardwood floors, installed new flooring throughout 2300 sq ft house after watching 7 minute video, learn the difference between 45° and 30°, and use Goodwill and Facebook marketplace to Furnish