So you can fix the light switch or fixture; you can't remodel the kitchen.

I've seen post online that say that Section 8 will help you with the cost to remodel a home if you then place it on the Section 8 program.

This is what I got from the seller.Remodeling: No remodeling has been done recently but is still in good condition and almost like new: a new 50-year metal roof; new central air and heat; new cabinets, sinks, etc., in the kitchen and baths; new flooring; a new driveway.  

Ask the seller to carry a note, but I'd buy a SFH instead of a duplex, especially if the duplex needs remodeling!

Exterior: Dayton Roof and Remodeling - Chuck Pest: Free Bee Pest Control - EricPlease let them know I recommended them!

Will the bank refi on the ARV vs the as is value, before you finish the remodel?

You'll have to grind the 4D's (death,distaster,debt,divorce) till you find someone desperate enough to take a low ball offer, like the other guys do... or if you've got the team, maybe you can do high end remodels buying 800k houses at market price in Los Angeles and selling them for 2m.

I know this is a bold statement but spending 20 years there owning and loaning to out of state investors many times on the same home 2 to to 3 times and one landlord fails and another picks it up and has to remodel yet again.

Someone comes in and uses lead roof materials, electrical conduits, a tank lining, soft solder, orparts from China all which have lead in remodeling after the certification...I know lead is dangerous for children.

Yes they can do averages based on what they saw on the last three remodels. but have zero clue as to the little nuances that pop up on every job.I would find a good General Contractor and pay him to help you with this.