Do not fall into the trap of thinking "I've fixed this up really nice, I'll get a premium price for it." 

In north Texas, Tarrant county has far higher premiums than Denton or Dallas counties (both of which border Tarrant to the west). 

The stone retaining walls are awesome, SO much better looking than wood.

So sometimes spending additional $ for a premium product can be very worth it!

At least in my neck of the woods.

premiums will be in the $1,000-$2,500 range as those would be the minimum premium for that type of policy.

You don't have to wood burn your info on a 2x4 just to be different but standing out is key.

hi zion. let me give you a quick education on how you can do this. first, let me say that doing it yourself is not a great idea. yes, you can learn how to do a pretty good job, but the experts are the experts, thats why you pay them. that being said, here is a basic education. go to the record of deeds office or county clerk or whatever you call it in your neck of the woods. sit down on a computer and plug in the address. look for anything and everything to do with that house. look for liens especially. after you find any open liens for the last, lets say 50 years, look forward for lien releases for each and every lien. if you find the releases, then those loans/ liens are finished and will not be a problem, unless something stupid comes up on them where someone signed in the wrong spot or the date is wrong or something like that. anytime someone places a lien on a house, be it a mechanics lien or loan or back taxes, they have to file paperwork with the county to do so. it will be recorded. anything that is open and has not had a release of lien, is still a valid claim against that house. simply put, the complications involved here, especially if you have never done this before, is exactly why you pay an expert to do it for you. good luck

I would prefer to fix plumbing and HVAC issues -Full electrical rewire including service with gutted house @ 15k -Hardwood floors and install (low grade wood) @ 10k-Furnace + Water heater @2.3k-Drywall material and labor @ 10k -Plumbing supply replacement and drain refresh @ 3k-Roof @ <5k Every market is absolutely different, so you are right that possibly in Oregon and definitely in California a buyer would request wiring to be re-done on a house that wasnt priced accordingly.

It isn't perfect, but the premiums give you a feel for the "extra cost" of doing business.