@Marc Sudd, if you have low maintenance tenant, do not raise rent every single year since when they leave, the property will be vacant for some time, and you may end up netting the same after a year after factoring the touch-ups you do after the tenant leaves, and the vacancy while these touch ups are done, and the vacancy to get it filled up again

the manager got into the home after the people had left, I had my contractor go in and do some touch up work, the manager showed the home and sold it.

The house just needed touch up paint.  

A/C unit and furnace are 25 Years Old, needs a patio door and some paint/touch ups.

My advice would be to make sure your property makes a good first impression - pressure wash and touch up the paint on the outside of the building, take care of the landscaping and clean the building on the inside, but don't do much more.  

Did some touch up paint.

Best part is the company you buy from usually does a 12 month touch-up to fix nail pops, wall cracks, repaint, etc.

The home had NO KITCHEN.It was foreclosed so original owners took out the entire kitchen.kitchen - $8ktiling - $4500Painting - $5000Vanitied and minor touchups for the rest. 

It looks like some paint touch up and curb appeal for the most part.  

I know 6% is too low but with little repairs needed (touch up paint and carpet cleaning) I think 70% of ARV is too low.