Strategy – I'm still kicking around ideas, but one idea is to start with one or two lighter rehabs to set up as rentals, refi each after renting them out, and use the cash I'm able to finance out to purchase a flip.

Lighter colors not only make the space look larger, but also catch more attention in pictures when you put it up online to attract people.

Seems there is a key to turn but it requires a lighter or match so no starter.

If it is a lighter rehab then I will budget for it upfront and either offer it with the listing or use it as a negotiating tool on the back end. 

If what you're wanting to do in investing would be lighter and easier as a result of having a higher score, that could be something to focus on :) 

Depending on the zoning change itself it can be lighter or heavier, but I would suspect that if this property was originally zoned for MF then things around it would still be zoned for that, and that seems like it would be a shorter path.Regarding a lack of heat and air . . . that's preferable! 

I bought the really good coretec luxury line in a lighter hickory.

You could do a lighter remodel though.I wouldn't be worried about doing out of state either.

The paperwork is a bit lighter, but they still need a good FICO and reserves. 

Have a impact driver I would highly recommend having it there smaller lighter are once you start using it you'd be surprised how you ever went along without it.