prob just a little paint and deck stain.   

Painting and other minor repairs.

I bought the property for 75k and it appraised at 102k at the time of purchase but I would love to be able to get the appraisal up to 115k-120k if possible.At the moment, the plan is to repaint the property (lots of peeling paint on the outside) and redo two of the bathrooms that drastically needed upgrades. 

Raise the rent $50, but replace the flooring in a room or paint a room, or something like that.

Pressure wash and paint.

Work I did myself: Installed new ceramic tile in the kitchen, basement, and bathrooms; painted; installed new kitchen appliances; installed new garage door; installed new screen door; updated landscaping; replaced water heater; updated bathrooms; added kitchen cabinets.

There’s usually many phases to construction, so I’ll ask for payment upon completion of each phase such as painting walls, drywall installation etc, or near the end of the week when I need to pay guys, but my work stays ahead of the customer’s payments.

"My question is : When should we consider a gut vs cosmetic rehab"This is something I wonder about often as well and it seems like many times when I say, "this is a gut" the investor comes back saying "we're just going to paint" and when I say "it just needs some updating" the investor declares "to the studs!"

Then when they move out I need to replace all of the flooring and paint, costing me ~$3,000.

I’m sorry I feel like I misspoke somewhere along the line because the picture you painted is not at all I how conduct myself!