If this is the first house they've lived in, they may be freaked out about imperfections and they don't want to get charged for them.

Plus, college kids don't seem to mind our usually imperfect repair work. ;)(e) I work at a university and likely will for the rest of my life (though will move to a new university probably 2-3 times over the course of my career), so being a close distance to work is attractive.

Looking at my  2017 and 2018 numbers and using the imperfect data of Zillow Zestimates.

But when the house is empty retail buyers will look at every imperfection in the house.  

If I paint over this with a reflective surface, I'm afraid that the rough surface will cause the finish to look rough compared to a BLACK coating would hide the imperfections and rough surface better than a reflective surface.

Sanding, will help remove any imperfections and also give you the best conditions to apply a new stain.

If you have less than $250k cash or imperfect credit, I would focus more on wholesaling or residential rentals/rehabs/etc for now

First, find an imperfect market. 

Many times in life, imperfect action is better than inaction.

I think a lot of rehabbers don't realize that nearly every imperfection that they "believe" will go unnoticed will be exposed once the buyers home inspector inspects the property.