When the contractor that I hired signed the contract with me, he said that materials are to be covered by him, and all fixtures are to be covered by me. 

For example, shop around for sales on tile that is being discontinued, and then put those savings into better quality light fixtures that make a statement.Pricing Yourself Out of the MarketYour work is done, and you are ready to list.

Never underestimate what paint, flooring, and light fixtures can do for a place.

I purchase and rehab - new A/C for the most part, new fixtures, appliances (if they need replacing), floors, paint, etc. 

Go buy yourself a cup of coffee and figure these things out:1.

New fixtures on all sinks and showers. 5.

We added value to this deal by updating some light fixtures, flooring and faucets.

He covered it up with a suction cup that you hang things on. 

Only do 1 yr leases... actually, I prefer M2M, but I understand we're in a different market.I say, do a small upgrade (ie: new light fixture, or change electrical outlets to have the chargers included), and then raise the rate something  reasonable, $50 this year, and do the same next year, and the year after that. 

We went to look at it toward the middle of March 2015 and there were holes in walls, missing fixtures, odd electrical (the wiring for the back porch light and exterior outlet have been pulled into the master bedroom), tiles missing in the master shower (green plastic was duck taped across 2/3 of the surround so they could use it anyway), and cabinets missing that were not that way in November when it was listed with our Realtor.