I'm including down payment and rehab costs in the invested cash calculation unless I plan to refinance post-rehab, and then I'm including just the refinanced down payment.I don't really have a minimum threshold as each deal in my area is so unique.

I'm looking at a similar deal, where the owner is in the process of having it decorated and furnished.  

We also add higher quality unique and vintage items from consignment stores, to bring up the perception of the nicer knock-offs we buy new.

So I'm in a somewhat unique situation. 

Hey, @Luke Capozzoli, Kansas City has some great deals and some unique opportunites available all the time. 

Aside from in-law suites, what are some strategies you use to comp other unique properties?

You do have some unique tax implications given your citizenship and residency status.

We had a ton of success completing 100+ BRRRRs on small multifamily and SFRs this year, however in my opinion that market in KC has continued to be more and more saturated making it very difficult unless you have a unique acquisition strategy.

Remember builders get sales pitches every day, so you have to be able to offer them something different or unique to get them interested. 

At least for our properties, which are somewhat unique (large properties, high price point).