However, I'd be curious how the second position lending would impact buyer's option for assumption.

Your taking risk and though it can work allocate more to variable expenses than if you high graded things because overtime they will work out that way. 

But prices are very high.

We got a guy here in Cbus/cleveland who fancies himself something of a youtube star, his listings tend to sit for a long time because they are overpriced, his rent projections are generally pretty high and not reality, and he generally doesn't accept offers with inspection contingencies. 

In my area designers are in the $120 to $200/hr range so if it adds value do it for sure but on small scale projects I really don't think you will get that much impact especially for a vanilla basic house flip.   

At a high level, the IRS calls flipping houses an "operating" or "active" business.

I would highly suggest doing a 5 year PPP if you think the home will appreciate 5-6k by the time you next refinance.DSCR, 5yr PPP, 750 credit, 65% LTV Cash Out: 7.624% (no points), 7.374% (1 point), 6.99% (2 points).We crush TX

Obviously, you don't want to have a high interest rate locked in, but if it is the only way to close on an otherwise good deal, the short term cost may be worth it.

My property manager immediately began the eviction process using a highly reputable eviction service.

The shorter the prepayment term has an impact on increasing the rate.4.