Buyers won't always agree with your taste in colors, so the more neutural and light, the better off you will be.  

The remainder are new windows, paint, hardwood floors, kitchen upgrade, bathroom vanities, lights and cabinets.Welcome any suggestions on how to get out in front of others?

The seller usually didn't realize or care that the buyer was there because of the inclusion of that clause in the contract, the seller's agent was spoken of in an ingratiating fashion, and the investor could present their offer in the most favorable light.

Not answering for Don... however like most things the sponsor of your investments is critical.I have also seen my fair share of investor who really did not know what they were doing buy Seconds at foreclosure sale thinkning they just bought  a 500k home for 75k .. and leave with  a huge smile on their face until they realize there was a 600k first ahead of them  LOL.not making light of your situation.. but in the future you can run title on notes.

The tenants had moved out most of their furniture, so I needed a light trashout and heavy cleaning before I could start turnover rehab.The majority of cleaning companies charge separate rates for trashout and cleaning.

There is a way to make this work for you but know that it is not easy when you are new.I dont say this lightly, experience in your own market where you can monitor things closley in person while you learn this business hands on will allow you to better your chances when expanding.With that said..here is a way to go about doing it and this comes from my experience hands on doing this virtually.1.

I didn't mention that, to accommodate the tenant's desire to move in earlier than the "ready date" posted, some of the interior was not completed (only basic floors and ceilings) when they moved big piles of their items into the centers of each room, which allowed completion of the walls, moldings, paint, trim, doors, light fixtures, switches, receptacles, cover plates, etc.

Maybe some of the experienced wholesalers can chime and and shed some light for both of us.

I'm thinking very light cosmetic rehab, so that management is only a handyman, flooring guy, and maybe electrician.  

They also have pretty great flooring choices along with faucets, garbage disposals, light fixtures, etc.