@Michael Norwoodall of the things you listed are viable options, but some of them are at opposite ends of the spectrum in terms of time and hands-on-ness. 

Add shutters to all windows to accentuate the horizontal-ness of the home.Paint all shutters black, which will probably go well the darker bricks in the brick blend.Paint the two small white utility boxes on the front to match the brick, or move them to the side of the house.Replace the porch column with a rather plain square one.Get rid of the shrub in front of the column.Trim that bush near the driveway to about 1/3 the height of the bricks or get rid of it.Good Luck with your choices!

And I don't think anyone would argue the recourse-ness/non-recourse-ness of the of loan. 

@Kenny Ness thank you, I will definitely start making more offers

you should bottle that and go market to market and build an empire of PM ness

Seriously, his forthcoming ness says a lot so unless any of us were there, I’d say keep your distance.

For even more accuracy, we choose to only use comps that are 1/3 mile away or less, with sales dates within the last six months.Sometimes, even the street can make a difference in the value of a property.If the only comps you have are on very nice streets, but the house you’re considering is on a very “distressed” street, then you have to reduce the ARV.How much is an appropriate reduction is a judgment call on your part.You’ll want to base that call on how much of a discount will be necessary to entice the final owner/occupant to buy this property over one they can get on the “better” street.If the comparable sale that you are using is too different from the subject property, then it is of little value.If you use it in your sales marketing, you’ll lose credibility with your Investor Buyers.An example of a poor comparable is when your subject property is an old cottage fixer-upper, and you compare it to the sale of a brand new in-fill (an in-fill is a new house built on a vacant lot in an otherwise established neighborhood).Rehab dollars vary according to level and detail of the job – everyone has a different formula.As a wholesaler, we suggest a middle-of-the-road approach for estimating enough rehab dollars to get the subject property to look like the comps.You’ll need to spend more on rehab as the ARV increases.Logically,buyers like more ‘pretty-ness’, higher-end fixtures, cabinets, etc. when they’re paying $200,000 vs. when they’re only paying $100,000 for a house.Buy/Sell/Hold costs are all of the costs associated with:üThe purchase (loan origination fees, title insurance, attorney fees, survey, appraisals, etc);üThe sale (real estate agent commissions, marketing and advertising, closing costs paid by the Seller); and üHolding the property (mortgage interest, utilities, taxes, insurance, etc.).

So, there are diplomacy skills required and a level of real-ness that they can relate to.

@Todd Baldwin your creative-ness and ability to see money in places where most would look the other way is astonishing!  

An investor discussion would be, like many of the others in here, where it's a debate about the realities of the situation and why people are buying RE without enough knowledge right now.The culture of Bro-ness these days is about everyone agreeing and not challenging each other and just being a good Bro, but that leads to terrible decisions because no one feels like they can call anyone out and be honest.