It has gas baseboard heat across 3 floors, with second and third floor being a combined unit 2, new furnaces installed two years ago.

Hi all investor here with a sfh property in Oklahoma, I have been having ongoing plumbing issues almost every week with toilet clogs etc since last year, and recently they had to repair the sewer lines and had to excavate the backyard and living room floors costed me tens of thousands of dollars.

They need a guy to lay floors, tile, set cabinets, and paint. 

Charge the tenant for all cleaning and repairs required to return the rental to these same condition as it was given, minus ordinary wear-and-tear.You can't charge full price for a replacement appliance, flooring, or even paint.

@Juliann MoralaA GC is suitable for estimating rehab costs, but consider hiring a property manager or investor-friendly realtor for unbiased opinions.Video Walkthrough – Have them record a wide-angle video of the interior and exterior to capture the whole condition.Floor Plan Mapping – Use an app like MagicPlan to create a detailed floor plan with measurements.Major Systems Check – Roof, foundation, HVAC, plumbing, and electrical—any red flags?

I would love to get a property in the NW DC that is run down, add additional floors and then make it an apartment building.

I.E. fencing, floating floors, etc.The cost segregation study will accelerate the depreciation into earlier years.

Each floor is ~ 1,000 sq ft.

The finishes include ceramic tile, modern light fixtures and luxury vinyl plank flooring.

I stopped at the "right" part.You need to start interviewing PMs in Austin, getting a feel for prices to renovate(hvac, water heater, floors for material + labor, etc.).