That way you can still get an additional discount, you have them do the work so no liabilities, and you shouldn't have to worry about those fees.

Quartz countertops, fully tiled bathrooms, higher ceilings and doors, LVP flooring throughout. for us its upgraded appliance packages NO micro above the drop in stove.

It wasn't a good deal $90k because of the age, weird layout, and the bathroom was tiny. 

Pay attention to whether the room is a primary suite (your own bathroom) or shared bathroom, how many roommates, etc. as those would factor in to how much someone would be willing to pay.

Option 2 with second lender is, get an FHA loan at 3.5% and use the concession to buy discount points and bring a 6.2% interest rate down to a 5.4% permanent buy down, putting me at around $3,450.00 monthly PITI and also adding 8k to the top of the loan for mortgage insurance.

The help I have provided with a few home remodels has consisted of kitchen and bathroom layouts, flow and functionality, fixtures and finishes of the home, all while trying to stay within budget.  

Obviously it is neighborhood specific but for me and every ADU client that I have where they rented both the house and ADU, they never gave a discount for the main house.

And I believe BP Pro's get a discount on Stacksource's fee. 

My thoughts are that if it’s in good enough shape I can sell to a consumer buying with a mortgage company or if needs work sell to an investor for a discount to make a profit.

For example, if I want to install new plumbing in the bathroom because the old one is old and broken, would I need a permit to do these fixes?