Decks finishes. 

Yes they look cute on TV but reality sucks.One thing you could consider is leaving the deck out of the picture.

Value-add - first 2 months improving the paint/decking/driveway/gutters/drainage/etc.

I plan on airbnb the top floor, right now the entrance to upstairs is inside the house down a long hallway, so I'm going to have steps and a small deck so guests can access from outside.  

They added footings to vertical beams around the house, but they're pyramid type footings mostly used for decks, etc. 

Everything was made new inside and on the exterior we simply repaired deck and patio.

Rehab is likely 6 figures (open the layout, rehab pool, rehab kitchen, rehab bathrooms (3) converting one bathroom from 0.5 to 0.75), new and relocated HVAC, Digital locks, patio with deck accessible from Master BR, convert office to BR, convert large BR into 2 BR).  

Purchase price: $165,000 Cash invested: $40,000 Sale price: $273,000 Purchased off-market property and completed a renovation to include the following: minor structural repairs, minor changes to floor plan, complete interior painting and floor refinishing, gut and redo kitchen, various landscaping improvements, deck repairs, all new hardware and light fixtures.

Common roof deck w/ sweeping views, laundry right outside the unit.

Sidenote:  I'm not turning it into an LLC due to the low 2.5% APR VA homeloan that would need to be refianced by law at an undoubtedly higher rate.Realitve to comps in the area, the house in completely remodeled with a larger than average back yard and includes a recessed hot tub on back deck.  3 bedrooms (one is a small crib room in all fairness) and 1.5 bath (upstairs main and downstairs powder room).