While it may cost around $4k to resurface/refinish the floors, it will make the property look much larger and much nicer.

It turns out, the flashing was apparently not installed properly whenever they last re-surfaced the roof, and water intruded in cracks at the edges of the roof.

We stayed in touch with the owners over the months, and after meeting up a couple times and some negotiations we were under contract.I'll keep it simple to the details but let me know if you have any questions.4 bed - 3 bath - 3 car garage - SFHPurchase price: $160K1st Loan: $112,0002nd Loan carried by sellers: $49,000Down payment: $2,500Rehab Cost: $13,000Real Estate fees and closing cost: $8,900Basic list of repairs: carpet, vinyl tile floors, vinyl plank flooring, faucets, toilets, light fixtures, thermostat, interior paint, appliances, gutters, backsplashes, resurfaced counter in kitchen with an epoxy countertop, re-stained all cabinets throughout the house, added pulls to all cabinets, new kitchen sink & faucet - finished it off with some light staging for photos and to help it sell quicker!

The tenants before were living there for 10 years and upstairs unit for 5 years so I want replace some old windows, rip out the carpets and resurface the hard wood floors, and paint. 

Is all the interest to my hard money lender, his points i paid at the start, closing cost, selling cost and commissions etc, repairs, pool resurfacing all added to the purchase price?

My house is ~20 years old and it will soon need ~$15k for new AC, water heater and pool resurfacing - roof at least was new.

Heck, they generally have some line about the roof age, A/C units, and potentially when the last time the shared parking area was resurfaced.  

The second and third rentals were the two that just got total remodels including pool resurfacing.

The details as provided. 10 units(5 Duplexes), 2 bed 1 bath per unit, 640 square feet each, 2/3 acre, built in 1986, new exterior paint, new fence along parking lot, many interior upgrades: resurfaced bathtub surrounds and kitchen counters, tile floors, central heat/air.

We improved the property by resurfacing the decks, adding safety railings, painted the outside, fixed the roof, and added a henhouse.