@Joe SplitrockI suppose with inflated prices in your market just like my own, it can be profitable to buy a $30k pig, slap on $15k worth of lipstick, and resell it for $80k.

Taking a lipstick approach to rehabbing.

Even if you are a contractor or it is more of a lipstick flip, 15% margin just isn't attractive.

When I purchase my first one or two properties assuming there is no structural issues how do I establish an independent third-party to give me their opinion only on cosmetically fix up the properties (lipstick fix up) if needed so I can hire a contractor after that and tell them exactly what I want done to renovate the rental property prior to renting out ?

Eat the holding costs (surely they are lower than paying for more work to get done) then put the lipstick on the pig and get out from under it How much less was the offer than what you were willing to take?

Maybe the area you're in is a 'pig with lipstick'.That would be my recommendation. 

I really enjoy finding undervalued, under-rented, class C properties in college towns.  1031 money can’t be used for repairs and maintenance, but a little bit of inexpensive lipstick in the form of paint and flooring can quickly give you the returns to get the big stuff done.  

Buyers perceive this as a lipstick rehab and will question how you handled repairs, major components like HVAC systems, etc... 

Im not sure what your market is like but here, everyone still wants a lipstick flip.

You may be limited to facelift / lipstick repair items as opposed to knocking out walls, ripping electrical and plumbing etc.