With this, I could essentially charge a flat rate for electric to the units.

Also, having enough equity that people are bugging me for it is truly a nice "first world" problem to have.

Mostly small things, biggest things have been a new electric panel, appliances for one unit, fresh paint for one unit, new garage doors.

Some of the things that have happened during the last 7 years of running STRS, loose deck boards, rotten outdoor steps, broken interior hand rail mounts, loose electrical outlet...Any of those could cause a major accident so they were repaired asap.

Also an electrical meter was missing on the outside and I just saw two leading me to believe the building wasn't even a legal three-unit so for the high price my dad and me agreed to pass on this one as well.A few days later I got a rather angry call from my realtor asking me why I keep passing on good buildings and what's going on?

- Is it worth hiring someone to put in recessed lighting or should I stick with current electrical and just put in LED bulbs? 

How old is electrical?

The main items in our renovation are:New water main from curb and valveNew electric service and panelAdd bathroom + convert to full bathLVP in 70% of the houseInterior PaintingAdditional bedrooms in basementKitchenette in basementEgress(x2) in basementOur scope of work should create a great living space for us to grow into, but also provide a rental unit that competes (or even exceeds) the area offerings for medium term rentals.

Ideally, all of the tenants would pay for their own gas use (they are currently metered individually for electricity).

If he was doing minimal renovating in this scenario (obviously no electrical wiring etc) is he required a contractors license?