that's a great idea, but the appraiser said that the fixture with that outlet and it needed to be replaced with one that doesn't have an outlet in it. 

Silly question...did you replace light fixtures and, if so, did you go back with ceiling fans or just flush mount fixtures?

I'd love to meet anybody in the area who'd like a cup of coffee on me.

I would be happy to meet for a cup of coffee and discuss your needs (if there still is any!

@Mike WoodMy thoughts were involving the partnership is to have a 50/50 split of the equity.I'd fund it (down payment, dealing with lending etc) be involved in some of the sourcing of materials, paying bills, some of the grunt work (yard, painting possibly, handling setting the plumbing fixtures or hiring out some of it...then lease up, paperwork and management.  

Its so hard to not get carried away with fixtures on a rental.

Let's grab a cup of coffee and talk REI, especially the week of the 8-12th.

Concrete:  $75 a yard installedBrick:  $.50 per brick installedpainting:  $100-150 a room with trimexterior painting: $1800-$2500new hvac : $2300new window:  $100-$150 for standard sizes x 2 for installdrywall : $12-$18 a sheet finished (depends on finish level and size of sheets)tile: $5 a square foot installed (add material cost of between $2 and $10)basic stainless appliance package : $2500hardwood $2 a sq. foot installed $1 a sq foot to refinish (add material cost of $2 to $10)plumbing:  $100 per fixture to install and $100 per fixture rough-inelectrical: priced per outlet and per fixture for both rough-in and installTotal rewire of house:  $3K-$6Kupgrade electrical service:  $800Total replumb of house with pex (no slab): $2K - $5K10x10 set of cabinets no frills:  $2500, about 1 day for a capenter to installcountertops: $1500-2000new roof:  $5K (metal including materials)deck:  $2K-$5Kbulldozer/bocat:  $80 an hourdumptruck:  $1.50 per mileCarpenter:  $35 an hour low end + $10-$15 an hour for helpers. 2 carpenters can frame an entire house in less than a week.  

I have receipts for most of the appliances and other fixtures (some of which are higher end so it's a substantial amount) and the roof and hvac. 

Technically anything installed as a fixture becomes part of the house, but from a practical point no one is going to come looking.