We have minimal resources as far as money goes, but we have a relatively long list of upgrades (window treatments, hardware, light fixtures, paint, etc).

As we get back to a more traditional market CoC may not matter for people. 

Out of sight out of mind.If these were items you wanted to pass the cost down to the tenants--light bulbs, air filters, water filters, batteries etc. those should be defined in the lease agreement.

If you're trying to make money without ownership you might want to consider traditional wholesaling by finding discounted properties off-market and then selling to investors.

We do traditional PML full set of DOT, note, etc. loan documents for $1,500 for residential. $3,500 for commercial.Hope this helps!

I usually recommend clients a pretty easy cosmetic rehab which is refinish floors, replace cabinets with modern white ones, add a white stone, new appliances, new bathroom vanity/mirror/light fixture and add in unit laundry. 

Light to moderate. 

Custom built closets NO wire closest.. lights in the closets upgraded electrical etc etc.

If you don't have the downpayment, go make some cash so that you do, either through saving from your normal income or some real estate investing efforts.Your point on debt paydown, although true, is not relevant to the argument of BRRR vs. traditional rental.

What areas are you liking for SFH, buy/hold with some cashflow to keep the lights on in 2025 and beyond?