New paint, Floors, Kitchen, Bathrooms, Hardware, Windows, Light Fixtures, and Appliances.

You take every item that will need replacement at some point - water heater, AC, heat, appliances, windows, roof, etc.

There are slide decks that can be useful too.

It can be a flat fee with a sliding scale based on sale price.

I was mowing the lawn, chasing contractors, fighting with the window company. 

-Has no crawlspace (common for older properties) so we couldn't see the foundation-Drywood termite/wood decaying fungi damage seen on all the windows/doors/parts of the beam on the exterior, parts of roof decking and rafters in the attic-Old leaks/moisture damage seen in the ceilings and attic-Parts of the roof has patch work-Roof doesn't have any permits on record (don't know how old it is)Seller's offer to me:-Fumigation treatment for drywood termites (tenting the house)-Replace and repair all damage wood throughout the house-Replace the entire roof with a new permit-Replace one window in every room (not all)-Pay for a structural engineer to inspect the foundation-Offer to get quotes for repairs and have a 15-20K budget to make all repairs, house is 500K.

Not all of our properties have central AC and most tenants will be starting to put out their window AC units in a few weeks when things heat up here in Pennsylvania.  

I like home with mold, we can buy it for cheaper and make renovation is actually easier.Truth is you have to cut the drywall, also check the windows and so on.

Sales pitch and/or mentorship program gonna be sliding into your DMs in 3, 2, 1... 

My wife loses us money every year being a realtor but she likes to see her face on the placemat at the diner so I let it slide.