@Ben Sears yes good pictures, ok amenities, new electric, plumbing, windows, roof, etc. were just not getting the foot traffic through the house.

Just prior to our 60 day notice to vacate window negotiations to extend the lease started with us, landlord, raising rent 5.5%.

One basement apartment can bring in more money once it is upgraded from a studio to a 2 bedroom by putting in egress windows. 

To refinance with a conventional mortgage: there cannot be holes in the walls or floors, no broken glass in windows or doors, no missing hand rails, there must be a good roof with several years' of life in it. 

We've had a windstorm cause damage at a couple houses in close proximity, and were glad to have funds to repair fences and broken windows. 

For smaller vanities it's usually best to just replace the whole vanity-if toilet shows scum or the lid shows any form of wear replace it-replace any mirrors or their hardware that do not look brand new-be sure all windows function-be sure all external doors are keyed the same-new white vinyl cordless blinds throughout The list is usually longer for complete rehabs, but hopefully you get the point.

Replaced carpet with new plank flooring updated kitchen and replace some windows.

He has already suggested that there is other stuff (floors and windows, for example) that he believes need to be updated, and I don't want to get into that.

If you standardize the number of your waking hours and find that you are able to do more with the hours within a certain window, then do that!

I expect the project to be about $50,000, so it's not a small job -- kitchen, bath, floors, plumbing, windows, walls, ceilings.