I am betting there will be sizable renovating, but I could be wrong.

What are some determining factors you would use as guidelines when deciding to move forward with any of the listed professionals above.I'm in the Houston market and as some of you know its a bit pricey , would you consider when starting out investing looking into tertiary markets outside of the Houston area , ( El Campo , Wharton , Edna ,  League City , Galveston , College Station , Waller , Prairie View , Lake Jackson , Galveston etc ) . 

While there is no specific length of time provided within the VA loan guidelines that the borrower must occupy, the most widely-accepted rule of thumb is the borrower should intend to occupy the property for 12 months. 

@Bruce Woodruff is correct, painting is probably your best bet, maybe look at a section paint or mural type of effect, to save doing entire house.

this link from the Fannie Mae guidelines might help:https://selling-guide.fanniema...Randy  

I've heard there are those that do this, but I believe it does not follow the IRS guidelines.

As soon as the hospitality sector, restaurants and the bars are fully open then that number will be back in the 2's, I bet.

Sorry but I bet you don’t make $65k a year on your rental  you own.  

Just realize there are a good amount of restrictions on this, ie you can only utilize this funding on a 1-2 unit, have to own it for 15 years or have to repay the loan, and potentially restrictive income guidelines. 

Your best bet is likely going to be to get a lender that does both hard money for BRRRR purchases and the refinance loans as well (all in one shop).