Rehab for rental on townhouse? Cat pee nightmare

[Judd Campbell]

Looked at a Townhouse. Here are the stats.

3 bed that had the 2 smaller bedrooms modified to make one large room. so currently a 2 bed 1.5 bath. Brick faced and ~1100 square ft.

The place needs a roof (~4k)

The place had cats and there is urine and poop in EVERY room. I nearly vomited when I walked in. 100% of the floors need replaced and the baseboard has poop smeared in it. It will need paint all around.

I have another unit that is the same floorplan but the proper 3 bed layout. it rents for $650 and I bought it from the same seller for 40k last month. It also needed a roof and about 1500 in work.

How high should I go on the next property? 28k assuming 12k of work? or less ?