We fixed everything in the first 3-5 weeks, plus paint, carpet, landscaping, then rented it out.

Paint walls, make sure everything is in great condition.  

Our LTR lease is nearly 18 pages long, not including the additional riders for mold, radon, lead based paint, etc. 

I want to refurbish the entire house, including a complete kitchen and baths renovation, add an addition on the east side, new roof and siding, new flooring everywhere, paint inside and out"Then ask the GC to go over and put this into a more formal document.

Tons of double sided tape used which results in a fair amount of extra effort to restore (most cases paint comes right off the wall requiring patching sanding etc, some cases Good-off was effective.

Let’s break it down with the 70% rule to see if it’s investor-friendly:ARV: $190,000 (taking the middle of $180K-$200K)70% of ARV: $190,000 * 0.7 = $133,000Minus Estimated Repairs:Roof: $20,000AC: $4,000Additional repairs (general estimate for a property needing updates, say flooring, paint, minor plumbing): $10,000-$15,000Total Repairs: approx. $35,000Max Buy Price for Investor: $133,000 - $35,000 - $10,000 (wholesale fee) = $88,000Since you’re getting it for $91,000, you’re close, but to make it irresistible, consider negotiating the purchase price down a bit further.

Laundry room wall painted black is odd.

What's the life expectancy of the roof, paint, furnaces, water heaters, etc.?

You can only use a handyman for jobs under $500 as I recall....which will exclude tile, drywall, insulation, paint and well pretty much everything.... 

Better hope paint,carpet,advertising, commissions, and utilities don’t cost $600 or you blew your cash flow, it’s zero.