Now that there is some softness in the market, there are a ton of people saying you should wait for prices to drop, which they may or may not do.

And my friends have been asking if I am going to brush up my resume and look for job. 

Someone at Bigger Pockets is either short sighted or needs to brush up on their world knowledge.

Each landlord/tenant dyad is going to be different and, in my view, this is not a black and white “soft touch” vs “ruthless bastard”, but rather a spectrum.

What ratio could I expect for hard costs / soft costs?

@Matt LyonsYou painted Texas with a very broad brush. 

A few recommendations to add to this thread: - Oil based primer goes on far better than water based primer and covers the previous paint and bare wood more effectively (just make sure to use a separate brush from your water base one and clean it out with paint thinner) - You can apply a water based paint upon oil based primer once it dries without a problem.

We also previously supplied them with 5 gallons of paint and paint pans, rollers and a brush so they can freshen the place up.

This was a higher end flip with nice hardwoods with granite and soft close kitchen doors and drawers.

Kitchen is all new with soft-close drawers and doors on the cabinetry, eating peninsula, granite and stainless appliances.