They fumigated, ripped up & replaced flooring, repainted walls, ceilings trim and doors and replaced doors, Got the bad tenants out and much more.

I think these are way less scary than the pier and beam variety, but maybe that is just me.You then have to let the house settle for some period of time before you really set about your renovations, but you can still use the time to rip out old stuff, get your materials ordered, and gather bids from contractors - all things you'll need to do anyway.

However, just before the tenant moved into the property our PM discovered the brand new water heater we just installed had been stolen (there is outside access to the utility room and even though there is a metal security door they had ripped it off).

Depending on where it's at you may need to rip out the drywall and drywall work is an art you'll get quotes from cheap guys who learned how to spackle a couple weeks ago and your walls will look uneven and a mess and then you'll get quotes from guys who know what they're doing. 

I know prices vary around the country but I'm still curious and don't want to get ripped off while completing my current project. 

Rip and replace: All wiring, all plumbing, kitchen, bath and build a new deck.I had plans to add a garage but family matters made me have to sell and move closer to home.Great experience!

@Brian Kantor $60 per month for just liability is an absolute ton of premium, you are being ripped off if this is for just liability insurance, and you still need a landlord policy elsewhere. 

To give you an idea of the extent of the projects, we ripped out the kitchen, removed a extra stairwell, moved a bedroom wall that was off the kitchen, cut concrete and added plumbing to make the bedroom a laundry room, converted the old laundry room upstairs into a bathroom for my daughter, stoned a fireplace, new flooring and carpet and ran all new electrical and piping to the new kitchen.

@John Kim rip the band-aid off ASAP.

She wields a lot of power with your tenants and right now is turning them against you.You kind of "ripped off the bandaid" with your strategy, which will cost you some money in the short term, but may still work out in the end if you can absorb the negative cash flow.