It is a very small home (2/1) that is in fantastic condition, the owner clearly took care of it - new tile on the floors, new counter tops, roof looks great, paint is in good condition.

After removing ~5 tonnes of lath & plaster; replacing some structure damaged in a chimney fire in the building's past {estimated to have occurred prior to the 1930s before electricity was installed}; reconfiguring the space layout in half od the house {(re)moving 5 walls}; fixing additional structural and electrical faux pas by the prior owners and levelling the floors, we added ~3 inches of spray foam insulation (R18) into the wall cavities; rewired the house; and replaced all the original single pane, built in-place windows with Energy Star rated, triple-pane, windows {with glazings specific to their orientation}.We put the electric base-board heaters back in-place; by code we need to retain them as an auxiliary heat source to the ductless mini-split heat pump (2 heads) being installed next week.We are now finishing painting and trim.

Purchase Price: $287,000Rehab: $17,000Loan: 15% Down Owner Occupied Conventional Loan, 5% Interest Rate 30 Year Fixed.Current Rent Roll: $1750 (Owner Occupied) $3500 upon moveVacancy/Maintenance/Management: 5% for each (but I do self manage) * Rehab included new kitchens (cabinets, hardware, appliances), paint, concrete pad in the back, new bathroom fixtures, light fixtures & outlets swapped

Probably hard money would be the path of least resistance.

Still doing some cleaning and painting along the way.

Cosmetic improvements alone, including painting, decorating, and minor repairs, do not qualify, nor does any work that can be done safely with the tenant in the unit. 

Moreover, if the seller is resisting having the utilities on, I'd view that as a HUGE red flag (similar to how I'd view it if someone tried to sell me a used car, but wouldn't let me test drive it or even start the engine).Since correct and thorough due diligence is the foundation of successful REI, I'd be extremely hesitant to buy a property without testing the aforementioned items (unless the property was so heavily discounted that I could replace/fix all of those items if they turned out to be faulty...but even then, I'd be wary).I'd suggest strategizing with your agent on the best way to get the utilities turned on so you can do a correct inspection...Good luck out there!

Added bathroom, bedrooms, new paint, remove popcorn ceiling, added insulation, new windows, repaired foundation, etc.What was the outcome?

I have a rental brick house I need to stain.NOT LOOKING TO PAINT!

One was fully occupied the other vacant.The vacant property needed a complete turnover, deep cleaning, paint, new cabinets countertops, and other small odds and ends.