Despite the red flags—like the inferior kitchen renovations, an inspection report that didn’t tell the whole story, and a seller who tried to take the appliances that were contracted to convey —I was pot committed.

Added extra value by opening the kitchen up a bit.

Can you demo the bathroom and/or kitchen and have maybe a bid from a contractor to remodel which (I would think) would truly make it unavailable? 

I would provide the vanity, bathroom tub and shower, kitchen cabinet, flooring, and all the hard wares.

If you are a broker and are on this list how would you feel being treated like a late night informercial kitchen gadget buy one get two free offer?

I can give you an example in my market here in Cbus for SFH 1,200 sqft:Roof - $7k to $9k Siding - $9k Windows - $450/window labor + material Flooring - $5/sqft Paint - $3k to $4kStandard Kitchen - $7k Standard bathroom - $5k This is just a general idea from what I am seeing. 

I’ve been most successful building wealth with positive cashflow by buying houses that were like 6/3’s and renting to other solo professionals who lived with me and shared my kitchen and laundry instead of 2 one bedroom or two bedroom apartments.

For a bathroom or kitchen type remodel scope I will side with you, 1/3 wouldn't present any red flags but not for a more substantial renovation scope and certainly not as a general rule of thumb for all construction projects.

After 3-5 years on average you have to expect a few things to do and we also take the opportunity to do some upgrades.The range is wide: we just had a tenant move out after 10 years and they left the home in great condition, but had to replace 2 vinyl windows that had broken thermo seals, replace the kitchen vinly floor with LVP and upgrade some of the light fixtures.

Yes, there's a living room, dining room, kitchen on the appraiser's report and then they called the what I thought to be a 3rd bedroom to be a "den".