It hasn't been painted since he moved in, flooring and fixtures are from the 70s.

New roof, installed central a/c, new kitchen, opened garage back up, new fixtures, paint, etc.

You have 3 chances for appliances to conk out, fixtures to drip, clogged sinks and toilets.

Downstairs, the canned light fixtures were removed from the kitchen and dining room and temporary air vents were inserted into the ceiling space with commercial dryers blowing and circulating the air until completely dry.

@Spencer LindquesterYou will need to replace all electrical outlets, switches, light fixtures, Possible duct work, furnace a/c, etc.  

:@Hai Loc that seems highly speculative and leaves a lot of time for something to go wrong and depending on how much needs to be put down, the return does not seem worth the risk even if it was a small percentage of someone's investable capital.I totally agree it's pure speculative.. the sad part is lots of people have been making a killing on it.. its definitely not my cup of tea but I bought a few at the right time and to be honest got lucky..

You should get quotes with a smaller spread.Some difference in cost can come from one company expecting you to supply materials and another supplying their own.Honestly unless you have some higher end fixtures, even 13k seems high without the service in the scope.

Then take your break on the private patio with a cup of coffee and some smooth jazz.

Then the rainy season came (he was also a new owner) and rain was coming in through his light fixtures.  

.,,,,, happy to grab a cup of coffee with you sometime.