I moved walls, ran new gas lines, scraped popcorn, textured, painted, installed all new floors, etc.

The Yearly Returns are not enough unless you can enhance them with Options on the REIT's.

Second step measure every activity or transaction based on whether or not it enhances your purpose.  

However, when I hired out the mudding, taping, and texturing, it took the guy 3 weeks of part time work to get the job done.

They are basically a startup so they are constantly making enhancements.

I can't believe I wanted that rat to stay so he could tape and texture and lay carpet badly while high because I felt cheated out of $1200 or whatever.

(assuming the repairs, texture, and paint are all done by the same crew)Repairs like 1) drywall patches + texturing, 2) repairing cracks and drywall joints + texturing, 3) scraping off bad, flaky paint, 4) washing and/or degreasing surfaces that need it, 5) filling holes or divots, and 6) even trimming back any plants or tree limbs touching the house area to be painted?

removed 35 year old wallpaper and textured and painted rooms.

By making incremental improvements to enhance tenant retention.

Note RE Pros often aggregate properties to enhance getting to be an RE Pro.