And a nice rehabbed cash flowing house with a new roof, hvac, driveway, LVP floors and updated kitchen and bathrooms.

Perhaps one level is just to clean up the unit and install new appliances.

Booked every night for a month, doesn't even cover the mortgage, let alone the cleaning fees and maintenance of the pool, etc. and if you have a property manager, you have to be cashflow negative. 

I have some cleaning and repairs that need to be done in the empty unit along with the common area. 

Most loan packages include something you sign that says that you will cooperate with them to correct any technical errors like this and I believe it also includes the ability for them to sign for you if you don't but obviously they prefer to have clean paperwork where you have signed it. 

Now, that said, if you can add a bedroom within the existing floor plan or a basement bathroom those are usually very good for higher ARV, rents and refi.

Besides everything mentioned above, the finishes can have an impact on pricing:Granite countertops, flooring type, who new everything is, etc.

To have a successful brrrr requires more than paint and flooring.- I have not done a brrrr since the rates increased in early 2022 because in my market they bleed cash after I perform a refi to extract some of the value add

The property should be clean, functional, and safe.A well-maintained property attracts higher-quality renters that will pay more, stay longer, and take better care of the home.

FlooringWe plan to install luxury vinyl planks (LVP) throughout the home for the flooring.