We have minimal resources as far as money goes, but we have a relatively long list of upgrades (window treatments, hardware, light fixtures, paint, etc).

Out of sight out of mind.If these were items you wanted to pass the cost down to the tenants--light bulbs, air filters, water filters, batteries etc. those should be defined in the lease agreement.

I usually recommend clients a pretty easy cosmetic rehab which is refinish floors, replace cabinets with modern white ones, add a white stone, new appliances, new bathroom vanity/mirror/light fixture and add in unit laundry. 

Light to moderate. 

Custom built closets NO wire closest.. lights in the closets upgraded electrical etc etc.

Quartz countertops are durable and widely appealing, and neutral cabinet colors like white or light gray work well.

Extended kitchen cabinets to ceiling to help look custom, changed all light fixtures, added cabinet hardware to cabinets, added accent walls, added swing to front porch.

Here's an example of a home with balanced light, good angles, and a wide-angle lens that shows more of each room: https://www.zillow.com/homedetails/3057-N-Azure-Ave-Fayettev...It would help to take some free lessons on how to shoot real estate.

My guess is absportion is very low and inventory is light so flipping a nice house to sell would be a better idea.

While there are some rather light legal and tax aspects, buying or selling a note is not rocket science.The hard part is selecting the right note and obtaining the right or an acceptable price.