A) The $40K cash on hand was not including my emergency fund and merely represented what I wanted to stick to as a low ~10% DP or to be used for a small refresh/reno. 

Quote from @Arron Paulino: I had to remove four of my out-of-state properties in order to refresh the listings and start anew.

This may be an opportunity to remove the tenant, refresh the rental, and increase rent significantly with a new tenant you've selected and trained.4.

I wanted to refresh this post to share my recent experience with others who might otherwise suffer the same fate.

The property feels more feminine so you can consider a refresh to neutralize this.

When I do refreshes I work with what's already there, love the charm. 

Wow James I can't tell you how refreshing it is to hear someone else with a similar visiom, hope we can commect sometime.

Even successful and furnished properties often need a refresh and at least some additional reinvestment due to wear and tear. - Production: Typically STR production on the Oregon Coast is +/- 10% of valuation.

The property was being lived in....of course it could use a refresh which we also agreed to do a deep clean for you....fact of the matter is is that you chose to walk away from our agreement prematurely and ended up having to go about it on your own.

@Chris KayCosmetic Updates - If you focus on flooring, paint, fixtures, and a basic kitchen and bath refresh, $50k is doable, especially in markets like Michigan.Full Kitchen and Bathroom Rehabs: Depending on finishes, these can eat up to $20k-$30k alone.