Best case:  major lipstick on whole property inside and out. 

I would start really simple....a little LTR house that needs a little lipstick, nothing more.

I know he was half kidding but I wanted to respect that fact that these folks had work to do and I was in the way of that... ahahahaha.There is obviously more lipstick to put on this pig before it's rent-ready, but it's getting close.

Things happen but often cash strapped flippers cut corners and :"put lipstick on a pig" to get out from under a mistake. 

I was thinking just like you said "putting lipstick on a pig". :) 

I like to point out to my potential tenants that I added insulation or replaced a FPE electric panel to show that I don't just slap lipstick on my properties to make a quick buck....I would think the same would be true of appraisers.  

If neither of you have ever done a flip or a lipstick flip (this does not sound like a clean it out, repaint property at all), the costs will be 2-3x as much as you think and it will take 2-3x as long.

In ohio turn key companies have some of the worst reputations of "lipstick on pig" type deals. houses 100 years old. one thing happens and all the cash flow is gone. https://www.commercialappeal.com/story/news/local/2018/07/05...

I'm a brand new investor looking for single family/small multi BRRR or lipstick flips in the south Seattle area. 

But it's pretty easy to find a contractor that is good enough to do the job.If I was looking to do a little lipstick remodel, I have 4 or 5 contractors I could call who would all be a good fit.If I was looking to do a gut remodel, I have another 2 or 3 contractors I could call who could handle that job.When I'm doing a luxury spec, there are 5 or 6 contractors that I'm talking to for bids on those jobs before I pick the best fit.Finding a deal on the other hand... you can't just call up a deal and say you're ready.