Many of these people need the money from selling their house in a more rapid fashion and probably don't have money to do any upgrades.

If your realistic ceiling on this was 400, that's 15k for you and the flipper to split in some fashion. 

Ok, they mail to PO Box the good old fashioned way and do not get reminders.  

Some tenants who like those are jewelry stores, photo store type place, postal type places, restaurants/bars with a prohibition type theme.You need to compare the rent bank is paying with current market rents to see if rent is at,above, or below current market.

also, a good old fashioned phone call to the precinct may be informative.one last thought, if you haven't already, it may help to setup keyword alerts for something like flips and grand rapids, so you can connect with those in your market who are active in that strategy.  

Yes, we look at the value derived from the income approach but we still loan on the old fashioned appraised/as-is value.Inbox me with a bit more info and I'll tell you exactly why you are being dismissed.Good luck!

Is the unit done in a workman’s like fashion? 

I have done the former but sprayed paint instead of stain for the last step (painted cabinets are back in fashion).

If you are just painting and putting in new windows then I say it makes  no difference. appraisers are concerned with square footage and bedrooms and baths, not fashion.

But go with an old fashion "subject to inspection" unless othwise stated in the listing agreement!