A quick and dirty rule I’ve heard is $5/square foot on a touch up paint and carpet rehab, $10/sq.

Turned the bathtub into a shower and some minor touch ups.

. - max of $300k- We don't want to pay any more than a $2.8k monthly mortgage/tax/insurance bill- We don't want to rent out rooms in a house, as we're starting a family soonWe're looking for creative ways to get a great deal on either a low price home that needs work, or a duplex/triplex that needs some cosmetic touch up.

We usually clean and do touch-ups for the walls, or possibly repaint certain rooms when needed, but if it's a long term (or dirty) tenant moving out we'll absolutely repaint. 

We can go in 1-5 yrs later and touch up wear marks or mishaps and not paint the whole wall.

Anytime there is a mark or scuff on the floor I simply touch up.

Now, as for the gut job, that is market specific but in my area cosmetic touch up jobs are about $10-20 per foot depending on finishes really, like if someone wants granite vs laminate countertops.

Units can need as little as touch up paint and carpet clean or as major as a total gut due to mold and water damage, and many things in between.

I am looking for GCs that can do SF and MF, can do a new building on raw land, full rehabs of beat down properties, and touch-ups, and require little supervision.These are some characteristics of what I find is a good GC: Provides estimates of rehab works that come reasonably close to actuals (firm bids would be a plus).Is able and willing to do cosmetic work as well as studs-deep rehabs.Has a dependable crew(s) and is known to hit targeted completion dates.Is knowledgeable of Houston / Harris County permitting and inspection requirements.Please PM me or email!

Then when they get a scratch, I touchup with a Sharpie.