My house was just built in Phoenix AZ, the yard is currently dirt.My tenant is wanting me to put in a patch of artificial turf so her kids can play and what not.I know of other landlords in AZ who will put rock back there.The rock is about $1,100; the rock + turf combo is $3,100. 

Patch off any cracks on the wood with stucco3.

Got it done and patched everything up.Fixed a few ceilings, patched some holes, and painted everything.Trim painted and replaced where it needed it.Quarter round installed everywhere.Vinyl flooring all over.We gutted the bathrooms and kitchens and made them anew (see picture).Exterior siding and paint, some foundation work, etc.There are plenty more details; the takeaway, this place was big and had a ton going on.Investor was happy with this one (see last pic).

Maybe patch/repair would get you through a season or two, but get a bid so that you know what your future looks like. 

The only problem I see would be if they are responsible for repairs would they do them or just patch things up until the lease runs out.

I'm thinking I'll get the most bang for my buck to find foreclosures in decent/okay neighborhoods do the repairs my self paint new flooring maybe a hole patch here or there, then rent/flip I dunno if it matters but I'd like to keep my stuff separate from investment stuff, which means I'd like to keep my bills as low as possible and investment bills separate from me like I said I dunno if it matters but that's the plan

There’s some wall patching to go and a little more painting.

The outfit we use are nice guys that we know that have always done a good job for us (mostly small patch jobs), but they are pricey. 

If only this area why not patch it?

It needs new flooring (mostly good subfloors with a couple of patches needed), new paneling/sheetrock vs painting existing paneling, kitchen cabinetry, appliances, hvac, and paint inside and out.