I'm based out of Louisville

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His new business model is basically based on him helping people flip houses and he’ll help maximize their profits so if this got out that he screwed me out of the deal if made and brought to him it’s Ruin his credibility.

A common issue in the smokies log cabins is no caulking at the outside base of the tub/shower and along the bathroom base boards.

Most of my clientele are based in the west coast in California and Seattle.

Cheap quick and easy: trim trees, mulch around base of trees (mulch is $2/bag at lowes right now), remove window bars, pressure wash, add some landscaping to front flowerbeds (I typically do rocks w/ flowering plants, lots of people do mulch there too) and remove the bushes, and possibly add some landscape blocks around the front flowerbed areasIs this a flip or a rental?

These areas are known for their family-friendly neighborhoods, good schools, and strong demand for rental properties, making them attractive for real estate investors.

contractors are busy and like to stay within a certain range so recommendations will be based on where you are.

Uses the common rents on the 1007 rent schedule of the appraisal to approve based on rents.As long as you can show a .85% DSCR or above on rents to PITI your good to go on the approval.  

Then tell the agent to run comps for ARV based on updates you do.And you also said you can't afford to lose $20-30k, the most seasoned flippers/investors lose money all the time, and ultimately that is part of your education costs, hopefully you don't make any costly mistakes, but you have to run your numbers well enough to make sure there is some 'ooops' fund to help shield you from that.As for comps, typically, appraisers want them to be in the same neighborhood, within 15% same square footage, same # beds/baths and age.