Believe it or not, tenants still break ceiling fan blades, pull chains, light bulb holders, ( or remove the entire unit from the ceiling?)

Later we sealed gutters, repaired masonry stucco, added exterior paint, porch deck, and replaced half the windows. 3 units were totally upgraded inside inc@luding floor refinish, and paint. 4th unit in progress.

Looking forward to an upcoming deal about an hour from our HQ that we're going to deck out with our same touches and make sure we beat the AirDNA median numbers again.

Termite Damaged Studs $1,000.00 Assume replace 20 EA studsRodent Extermination $150.00 QuotedNew Roof $5,750.00 Quoted - Partial re-decking at 10 sheetsNew Hot Water Heater $750.00 Assume $500 water heater and $250 installReplace Aluminum Electrical Wire $300.00 Assume 4 hours @ $75/HRTotal Rehab Budget $47,057.98 Contingency at 10% $4,705.80 Original Purchase Price $45,000.00 All In Cost with Original Purchase $96,763.78 ARV of Home $95,000.00 Based on ComparableAdditional Scope $11,792.98 New Purchase Price $33,207.02 All In Cost with New Purchase Price $84,970.80 Any advice?

My job included removal of old siding, house wrap, repairing soffits and fascia, wrapping them, install new siding, install of new gutters, and some other misc exterior items like rebuild part of the deck, rebuild 2 door frames, and rebuild and wrap all the window frames.

(Used basic Home Depot cabinets). 2 baths were $6k total Small deck was $4k.

New lighting, flooring, kitchen, roof, roof deck.

And here's what we found during the due diligence period:MF had major sewer line leaks, plumbing leaks, flooded crawl space (from said sewer/water leaks), leaking "new" roof and damaged decking because the flashings weren't installed correctly, foundation issues, bug infestations from multiple nasty tenants and EVERY system in the property was well over the life expectancy. 

A new roof on a 1,000 sq ft house, including new decking is $8,400. 

The deck string lights are on a timer and will come on just prior to dusk and stay on for six hours.11.