So let's say ARV is $70,000 if the house were all dressed up and live-in ready.House certainly needs work on it.

Basically, I built trust with her (legitimate trust, not window-dressing - always be sincere).

That drives traffic to the shopping center which then creates the opportunity for other ancillary stores and services like dress shop, women’s shoes, dry cleaners, coffee shop, etc. 

Or a dress.

You could add new modern hardware to dress up the cabinets. 

Buyers a month later, when it is completely finished, might be a different group by then.What occurred:Purchase Price: 17kTotal Rehab cost:11kOriginal Expected List Price: 60kWhat wasn't done:Another 10k - Exterior paint, full yard / landscaping / fencing cleanup, basement cleanup, window dressings, and a number of small itemsAnother investor who had multiple rentals in that area saw the sign, walked the house, and we quickly negotiated a 45k as-is / walk away and take your tools price.  

Dress nice & walk into some banks and just ask about what they offer.  

I also want to do a deck off the front of the house to dress it up.

I wonder if trimming out the windows in that room might dress it up a bit.  

Then go ahead and furnish it with nice furniture and dress up the driveway with a couple car payments, a boat and a crotch rocket while you're at it.