I live with a cup half full (specifically the left side).

Go to Open Houses and look at the homes, and pay attention to the age of the home, construction (old, remodeled, etc.) appliances, lighting (electrical) plumbing fixtures, etc.

We replaced hot water tank, walls, doors, vanities, fixtures, etc... 1b) Do I need to break down my pre-market expenses into the Schedule E categories or can I leave them in bulk under "supplies" and "services" like I currently have them?

.$25k in materials and laborMonthly holding costs: $557(int payments, taxes, utilities, insurance)House info as purchased:House built in 1971 - Solid B neighborhood - Great Schools2081 sq ft4 Bed, 2.5 BathNew RoofNew WindowsNew HVACVinyl SidingWork to be performed:New cabinets and counter topsLaminate downstairs and carpet upstairsNew vanitiesNew light and plumbing fixtures(tubs staying)New water heater Paneling removed from den and replaced with sheetrockWindow removed from eat in kitchen and replaced with slider to access the back yardSmall deck built off of sliderAnd obviously paint throughout.We will probably price it under market value and hope to sell it quickly(30-60 days) at $125k which would give us a profit(after commissions, closing costs, and carrying costs) of $22k-$23k.  

Trade fixtures are all on a tenant.Interior walls dividing office space can aid in the marketability for future tenants, dividers for coffee/kitchen area, waiting area can improve the property if nicely done. 

If it required a license, we hired a licensed contractor.We did the demo, flooring, painting, cabinets, replace prehung doors, replace plumbing fixtures, and replace electrical fixtures.  

New roof, windows, flooring, some cabinets, exterior siding, gutters etc, new brushed nickel light fixtures, hardware, fans, new appliances, new concrete patio in back etc.After all this rehab, I will be right at 70% ltv so I think I did good.  

Agree with everyone, if you can afford it, maybe add a nice porch light fixture above the door.  

I fixed everything , no callbacks. only call I had this year on that house was a light fixture not working turned out to be light bulb.    

It has small stuff like water leakage at sink fixture handles, water leakage in sink drain pipe, water stain beneath sink.