So far have replaced drop ceilings and wood paneling with smooth painted surfaces, replaced brass fixtures and hardware with brushed nickel, installed high efficiency toilets and shower heads.

If you have any fixtures that are not bright white, replace them.Add more lighting, use LED, and make it all the same color (Soft, Daylight, etc.).  

On the 3rd day, she sat down for the last time at their beautiful dining room table by candlelight, put on some soft background music, and feasted on a pound of shrimp, a jar of caviar and a bottle of Chardonnay.

So long as it's not a "real" mortgage they just brush it off as irrelevant.

@Engelo Rumora I wasn't trying to start any banter, I just thought your statement was a little broad-brushed, sorry if my sarcasm bled through the keyboard...I would love to meet up when you are in town.

I know of Prop Trend, Prop Stream and freedom soft. and a software pack that is thru Kent Clothier that is a full blown version of comps now.

Any idea how much is normal to clear brush/trees on vacant land?

Is $55/soft for this deal I posted, or what type of rehab?

SamThere is money just as long as your acquisition costs, hard & soft costs allow you to make a profit at the end of the day.

I just hope you really see what mistakes you have made, brush yourself off, but get back on that horse, just this time with more knowledge.