I am actually trying to get my tenant rental houses reduced and do more lip stick flips. 

So many are now lipstick on a pig where the GC/workers responsible just disappear into the night.

Likely it is lipstick on a pig. 

Mostly lipstick and a new roof.

We aren't talking about flippers who buy, put lipstick on the property to sell but rather individuals that are holding a SFH versus a duplex a better investment. 

The house could be a quick flip it’s outdated a little but pretty much only lipstick work.

I work hard to ask myself is this "touch" just lipstick on a pig?

And you will know you had good work done instead of slapping lipstick on a pig.

That included things like new windows, all the lipstick stuff, some roof repairs and electrical panel replacements - but not anything like foundation repairs, heating system replacements, or major demo / construction.

Do some lipstick work on them and put’em on the MLS take your money out go hunt for some distress properties BRRRR them and life goes on!