Get a gander at your competition and see what they are offering and take it up a notch.You might check Fiverr or TaskRabbit (not sure for interior designer) and see who is out there.They should be able to help you out remotely and without spending a ton of dough.

It is time for houses to be houses, but they are seen by many(most) as an investment vehicle.More to comeI get it Brian, I do. 

Readers should seek professional advice.

I need your expert opinion on this property. 

So I've been looking into getting a hard money loan for a property that needs some rehab, for example I found an off market one that is $85k with SOW at $20k and ARV $130k. 

You may have to search a bit for the right contractor or engineer - sometimes I see one solution dominating in an area - "that is how we always do it" 

I have been getting a lot of interest and inquiries pretty quickly into my rental. 

It's important to have the advice and perspective of an industry old-timer, in my opinion.The sponsor and specific deal she highly recommended to me back in 2017 should have never passed any due diligence check both from a sponsor point of view and deal point of view.

I did not work with the seller directly when I started as an investor.

Do you think he'll have an apartment of his own at this point in his life?