Major items include clearing overgrown shrubbery, replacing doors, fixing up the deck, getting a pond running again, and removing an in-ground hot tub.

Had to replace the sewage lines on one, then we'll have 2 more that need to be renovated before renting out.

Example of overcharges included* $300 for cleaning windows and cabinets after entire house was professionally cleaned* $80 to replace HVAC filter after entire HVAC system was replaced* $700 for a small list of punch items - 2 door stops, raking backyard, removing satellite dish in backyard and trimming bushesAfter terminating relationship, owner decided to send a termination charge for $450 (contract does stipulate it) - even though the company has not done squat and never placed a tenant and already charged so called 'set up' fee of $300..

I went to school at Ohio State for engineering and have a minor in business and computer science.

.- Is there a kind of person who could help me with pre-sale improvements (roughly saying, to tell me what is worth replacing, improving, etc and what is not,1 to make the house more attractive for the buyer)?

@Elizabeth Southall-1)  depending on your  needed timing  -consider  closing on the  heloc  with the low  appraisal  and then look  for a  new  heloc to   replace this  heloc  2)   locate another bank / lender that can  offer a 85% or  higher HELOC and  begin the  process  from scratch  

For example, redoing cabinets in the kitchen or replacing them completely..

I think I'll just pay some sort of consultation fee and have a engineer or architect review them and make any necessary corrections.

Under property management costs, usually just the standard 10% of monthly rent is often referenced but the lease renewal costs & tenant replacements costs are not mentioned quite as often.

Get a few quotes. and if you do not do it, when you go to refinance into a long term loan the appraiser will likely mark the report as "subject to" a structural engineer report of the foundation. and you will not be able to refi until you have done the  work that is required.