She likes adding value by updating, decorating and landscaping, so possibly a more entry level flip (paint, floor coverings, landscaping, and appliances) might also be an option...

Kinda debt snowball in Dave Ramsey style.

If you haven't watched American Greed, it episodes depict Bernie Madoff style rip offs (https://en.wikipedia.org/wiki/Bernard_Madoff).

Vary the style of boards.

There's lots of styles.

Once you get around 30+ units it all changes again.For some good starter info, check out Commercial Property Advisors on youtube, there are a slew of videos in the style of Khan University that can help get you grounded.

I did pay 1/2 point for the line annually so one of my 5 mil lines I cut a check for 25k at renewal. then only paid interest as I put it out and it was bank rates  5 to 6% in those days... so not sure what they are promising the institutional investors.. but those who were my competition back in the day and could not get bank lines like I had  ( 20 mil) they would raise funds PPM style paying 9 to 12% and when the worm turned they got killed. 

In Chicago, probably somewhere between $30-80/sf, depending on specific location, types of contractors, whether you self manage or not, level of finishes, time of year, style of house, specific scope of work, etc. 

Some styles looks close to real wood plank.

I did some city data records searches of the areas and they are predominantly white single family areas with no shell casings or dime baggies on the ground.in fact the first house i am buying is a cottage style on a dead end street and would even stay in it myself.hopefully tampa will continue to grow and clean up and this will work itself out for me over the long term. next question is how to defer any taxes from the income i get because i am a foriegner?