Personally I like to open up floor plans, fluff up the kitchens and baths with nice tile (showers, backsplashes), granite, stainless appliances and other touches people notice (bathroom niches, wine racks, soft close cabinets).

The sweet spot in your market is likely sub 200k homes.

The ideal situation is minimizing both your rate, and your (out of pocket) fees, so the sweet spot gives you enough lender credit to cover your mortgage broker's commission, and as much of your closing costs as possible, without raising your interest rate too much. 

Wow that sounded like a sweet deal!

Don't ever try to shortcut and sweet talk - I know investors who have been sued later - do the work and do it right. 

This property is in a wine county .

Sweet @Jared Rine .

I am handy so I was able to put some sweet equity into the building.

People will try to sweet talk you or threaten you but it is all the same.

@Kaitlyn Sweet @Karl LathusHard money is there specifically for financing fix-n-flips.