I've got a couple more questions: 1. before our tenants moved in, we repainted the entire house (3 levels, needed some scaffold) for $1,500, change the tile on balcony while fixing a leak for $400, clean the air duct ($250) and did a full home cleaning ($200).

Might not be an invisible repair and painted tile might need repainted every few years but close enough that it doesn't isn't an eyesore and.

It has a lot of scuff marks on the walls, both the bedrooms, should I re-paint the rooms or do I have to re-paint the whole house to match it?

Even after cleaning the place well, repainting, etc., I could never fully get the smell gone.At this time I had become more in tune with BP and realized that I was supporting this property with very little cash flow and too many headaches.

Reserves aren't only for replacement but also for major maintenance: repaint the community center every 10 years?

They’ve repainted all the blonde wood kitchen cabinets with Cherry wood stain (not well done), they’ve opened a bathroom wall party and inset shelving 3ft by 8 ft, they erected a large canopy in the back yard and built an attached tool shed (both not permitted) and so many other similar things.They had never asked permission of me to perform any of these changes and I am wondering how I go about collecting on repairs that will far exceed their original security deposit.

Duplex built in 1946 needing a new roof at some point and refurbish and repaint the outside shingles - 15000$ deferred capital improvement.Price - $420,000Gross income would be $28800/year (no vacancy rate - really!!)  

My move-out rehab will include: full exterior pressure washing and repainting, full interior repainting, removal of all carpet (and replace with tile), resodding the backyard, filling about 50 nail holes, re-installing hardwired smoke detectors (they removed all of them), and landscaping.

I plan to repaint the house, add some basic landscaping in the front, sand and stain my cutting board countertops and replace the rotted wood on my fascia and soffit outside.

We did have to have areas of the rooms patched and or repainted due to hanging things on walls, or scraping paint off walls.