Long story short, cosmetically ugly and out of style is fine, not functioning isn't and WOOD ROT is a major no/no with FHA and VA appraisers.

Now I am looking to find hard money to keep moving on light rehabs to buy and hold BRRRR-style.

There are basically 3 types, overnights (catering to RV's traveling along interstates), destination (resort style parks that people vacation at) or long term.

If things don't improve, it might be worth considering new partners who are more aligned with your goals and work style. 

I'm just thinking this could be better for me given my individual style as an investor and am not really sure where to get started with it.

Hi Steve,Have you ever thought about a Japanese Shoji as a solution.You could mix that with some Feng Shui for an Asia Decorating theme.Steven Seagal would probably love it.Good Luck!

With the build done my wife excitedly took on the role of interior decorator.

However several of the points made were related to life style preferences.  

11DefineConsult an interior designer12PlanCreate project plan (timelines, key dates, who to contact)13PlanCreate budget and brainstorm financing options14PlanSecure financing15BuildGet permits and licenseses16BuildGet water/electricity/power hookups set up17BuildPrepare for build (e.g. lay foundation)18BuildBuy structure19BuildBuild and remodel structure (insulation, electric, siding, etc.)20BuildBuild out interior design (e.g. paint, decorate, etc.) and buy appliances/decor21BuildBuild out lawn and landscape22BuildFinalize the exterior of the building (e.g. paint and fixtures)23MarketTake photos24MarketCreate listing25MarketCreate websiteThanks!

That's what I'm telling myself at least...syndicating value-add garden style apartments here in NJ.