Once you get better at estimating costs, you will be able to estimate things such as: roof, kitchen, bathroom, flooring, painting rooms, doors, windows, etc. 

The idea of someone not buying a home because the paint color was wrong just got under his skin.  

Xavier, two things to watch for are the quality of the installation and the quality of the painting.  

In addition, if you can buy a property under market, or with an opportunity to add value (even if it's just paint and landscaping), you then have the ability to give your investing a boost when you either raise the rents because you have a higher class property and/or pull out some equity to invest in another property.  

As a contractor I always prefer a full gut but it does eat away the rehab cost and takes longer but no stress about plumbing, leaks, electric, lead paint and etc in the future.The patch up would cost less, fast timing, but then you are gambling with what's behind the wall and hoping nothing happens in the future.I assume most house that are purchase for BRRRR purpose are in distress/bad condition and old on some occasion.What rehab number would you go for?

Rochester, NY was the first city to pass strict lead paint inspection laws for rental residential homes in 2006.  

Now when we look at the surface items (flooring, kitchens, paint, lawn care, etc that is pretty easy to replace but that tenants habitually destroy) vs the items that really matter and can suck up a lot of funds (electrical, bathroom, landscaping, etc.).  

Closing costs are also high as a percentage of the purchase price.You get into higher price points and the cost of fixing things relative to the overall value tends to be less of a percentage along with the closing costs.Many TK companies say newly rehabbed only to slap carpet and paint and change a few fixtures in the property.

Looking for a general contractor for a single family home to install flooring throughout the house as well as painting and work on tile and tub in bathroom.

I wonder if you can spray-prime the mirrors on the ceiling and paint.