@Justin Shelton I wouldnt have it run down looking or anything like that on the exterior but the cost to landscape versus the dollar return on the appraisal, it typically isnt worth it BUT if you have very bad curb appeal in comparison to the other homes around you, they can make an adjustment.

Most BRRRR investors are more concerned about the 6-month cash-out seasoning period to use appraised value (as opposed to cost), but it looks like you're concerned about DTI and not being able to get a conventional loan at all. 

I know this wasn't a true BRRRR since I purchased with a renter in place and the place has only had a few "rehab" fixes completed (exterior trim work and painting, bathroom leak floor replacement).  

@Ken Latchers fantastic way to deal with terrible agents, not build your systems, get stuck with just a couple of properties as opposed to a couple of dozen, and be a grumpy old man.

Yeah, I like you am not opposed to agents at all, but I want them to be properly motivated to bring me the deal and faster than anyone else!  

So far the value of the home is about $680,000 without any exterior upgrades.

That the seller is all about money.I'm not opposed to doing this since I feel comfortable doing the due diligence on it myself.

Posting in local forums to hopefully get local feedback.One of my properties,  a 1980 built 4-plex in Burien has those steel and concrete "cantilevered" stairs on the exterior.   

I can include pictures of the exterior and rooms that won't change much (dining room, living room), as well as describe the scope of work to be done, the finishes and appliances to be installed, etc.

@Danny KayThanks ... the footers were all brand new..we did use the original exterior perimeter wall as it wasnt as damaged.