., nice vanity if you have room, get rid of old white metal medicine chest in wall, put in nice wood one with lots of light, new flooring, maybe tile around tub. 

Cedar will take your imagination back to the woods... many enjoy the smell, but it is a strong aroma and will linger on clothes.

Wood is a tax lawyer with a nationwide practice.

All the other cities I've lived in (Brisbane, London, Sydney, Melbourne, Singapore) you can't get within 10 miles of the city if you're not prepared to pay a huge premium and the previously dodgy areas have been gentrified.

Overall I think it's offered at about a $6 to 10k premium (assuming a quality rehab which if it is the operator I am familiar with working in that area does a fine job and provides a good product) which is for the turnkey value and may well be worth it to you

One of my properties has a brick patio with treated wood guard rails.  

Market has changed a ton around here in the last year, which means if you are getting those kind of deals, you are looking for older wood frame houses on the far outskirts of town. 

You want the least amount of your premium going to the death benefit, and a good portion going to cash value.  

I found that the properties, at least in my neck of the woods, are to expensive to cash flow properly without getting real creative. 

This is decent finishes, metal roof, granite, wood, custom tile shower with multiple heads, upgraded insulation, 16SEER HVAC (only needed 13SEER) etc...