Upfront I definitely need to paint, change out a couple light fixtures, and will be doing all the work ourselves, but other than that it is move in ready.

Nowadays I have a roster of probably 30 vendors that I can reach out to (and sometimes I blast through all my options for a particular problem).The biggest challenge is find good handymen for doing low hanging fruit (fix outlets, fix sink, change light fixture, spackle/paint).

I did catch my wife wearing one when she was sanding drywall.I remember we completely rehabbed a bathroom while the tenant was away & when he came back he was surprised that we had replaced the entire old shower fixture with a new Kohler.

Tile surrounds rarely have to be replaced if just dirty, bathroom tile and fixtures clean very well unless abused, its usually an aesthetic choice.

If you are doing some painting or updating some light fixtures, it is easy to argue it could be rented without things things complete. 

We fixed up the unit and updated the fixtures.

Even a cup of coffee is way better than offering them thousands of dollars to leave. 

Paint, fixtures, kitchen updates only.

If the lease deal is a really good one (lease payments are a lot less than the current bill) then you might at least take a look at it, but be aware that most leases include a "fixture filing"/lien which could cause a hiccup when you go to sell or even refinance the property.

All of the Above (haha) HVAC, roof, trim, paint, floors, foundation, electric, plumbing, fixtures, bathroom, kitchen, landscaping, flooring.