Don’t try and get fancy with a quitclaim deed or whatever you’re thinking.

Just don't buy some fancy car to look cool. 

If you are handy you could divide the closet with a solid wood 12” shoe shelf and have a high and low bar on either side...low bar removable for dresses.

I've gotten track lighting off Amazon that looks better than anything I find in specialty lighting stores and I've never paid more than $150 for a fixture....and those were the fancy ones for the living and dining rooms.

Especially when you are flipping (and not holding) there really is no way to give a concrete answer.But to give you an idea why it depends on so much...It depends on location (2 reasons).First reason, if all the houses in your area have granite countertops, central AC, yada yada yada, you need to include them too.An other reason it depends on location, believe it or not contractors are more expensive in those fancy people neighborhoods.

The house was renovated a bit in 2012 (nothing too fancy), including a new roof, has window unit a/c, gas heat, and includes lake rights to a chain of lakes (although its not right on the water). 

It doesn't need to be fancy.

Don't get some fancy car.

No fancy spreadsheets necessary.

A lot of people do not consider the possibility that they aren't listening, dressing appropriately, being professional, or demonstrating good character.