Basic renovation, paint, replacing floors in living area and bathrooms, painting cabinets, decks, garage.  

So In total the home will have 7 bedroom and 4 baths; with 2 decks and 2 separate entrances.Instead of doing an annual lease on the basement rental i was planning on just airbnbing out 3-4 of the bedrooms total for a higher income for me.

The soft application clears the deck of people that wouldn't qualify anyway, so they don't end up wasting their money on credit & background checks.

I added a lot of stucco to the outdoor walls $200, cabinet lighting in their kitchen $300, fence,pergola for deck that blocks neighbors view, $200.  

Not sure what you've tried already, but a 4" razor blade with a handle worked really well for me.

In the main level, were doing a new kitchen, removing the plaster walls, and adding sliding doors to a new deck (14x16) out back.

I don't think it's worth it...but if you offer a moving service to new owners you should definitely have the truck decked out big time.  

Make sure you clarify what will happen if they don't fulfill this duty.Here is an example from our rental agreement:1.LANDSCAPING/YARD CARE.Regular landscaping/yard care (mowing, edging, trimming, fertilizer, weed control) will be provided by _______________________.For all Tenants:a.Tenant agrees to keep yards, walkways, patios and decks clear and to keep premises free of junk and debris.b.Tenant accepts liability for all landscape damage and/or replacement of such, if caused by neglect, abuse or lack of water.c.Tenant may plant the beds adjacent to their dwelling to their liking, but only with those plants that are of appropriate size and type for the beds.All plants brought or caused to be brought to the property by Tenant will be cared for by Tenant.d.Tenant agrees not to cut or prune trees, hedges and shrubs.This will be Landlord’s responsibility.e.Tenant agrees to properly dispose of all plant debris and agrees to not leave such on the property.f.Landlord will consider special Tenant requests for planting and removal of plants, shrubbery and trees, but reserves the right to determine the make-up of the landscaping.For Tenants of single family homes only: a.Tenant agrees to mow, water, and keep the grass, lawn, flowers and shrubbery thereon in good order and condition, applying fertilizers and weed retardant as needed. b.If there is a failure of Tenant to keep the landscaping in good order and to follow these guidelines, Landlord reserves the right to hire a landscaping service at Tenant’s expense (after a 10-day notice to perform covenant).c.Landlord reserves the right to restore the landscaping to its initial condition, as it was at the time Tenant began occupancy, or if improved during Tenant’s occupancy, to the level of such improvement.

If you buy the note a low enough LTV,  then you have stacked the deck in your favor, but remember, there are no guarantees of anything. 

He finishes law school in May at which time his lease ends (unfortunately he's not gonna be a real estate attorney) This place is in a great location with tons of potential for a great Airbnb property & ARV but definitely needs upgrades (close to college, hospital, airport, huge backyard w/ deck built around hot tub, a pond w waterfall, wood burning fire stove, etc) I personally know the homeowner from when he graduated w my brother & my dad was his hs baseball coach so I reached out to him and acted like I was interested in possibly renting it next if I couldn't find a place to buy first.