id=1IaAr5B1WeT...Cleanup Job (Low cost fast flip): landscape package in front remove deckremove vines from house clean exterior, fix siding and wood rot, paint neutral beige/gray color clean driveway/weed, clean retaining wall/pavement replace flooring with mid grade flooring bottom level, carpet upstairs replace interior fixtures paint interior white trim, light color beige/gray walls, popcorn ceiling removal new kitchen appliancesRehab options: Replace deck with new one (kind of awkward that high to me) vs Remove and fill in wall or add large window to master.Potential space to move laundry into upstairs bathroom closet vs basement Can maybe get away with toilet/vanity replacement in each bathroomUncertain if painting or replacing cabinets with ikea type is worth itAny in-ceiling lighting will open up codes stuff with electrical since it is out of dateRepave/fix concrete front porch and side porch - replace/paint railingReplace front walkway cement, or remove walkway and replace with right angled walk to driveway (may not provide ROI)Tear down vs paint garage port in back yardWhich do you think provides highest ROI? 

I mean, the replacement cost of a window, or painting a room has little to do with how much rent I expect to get from the property.

All other disbursements are project based (i.e. painting, kitchen remodel, bathroom remodels, etc).

Lets say it costs 1,500-2000+/unit to turn a property between marketing expenses, paint etc, lets call it $1,800/turn . 

He actually is finishing up painting my neighbor's house and did a great job. http://www.johnwolfdesigns.com

We go really cheap on some things, like paint,  towel/toilet paper holders, and go higher end on things like faucets.. as others have mentioned, it's an art and you have to find your balance.Also... so  many people forget-- this is someone's future home, this isn't a mutual fund/stock, so you need to focus on what things will make your tenants happy! 

New flooring, paint, and rent it out.

Personally, if no windows, electrical, plumbing or structural work is being done I would just get it done.....typically no permits are required for that but theusually are supposed to have “some kind” of license...here in PB county it’s not just the regulated contractors (gc’s, plumbing, electrical, ac, etc) but guys just doing painting, Sheetrock, etc. .....not that it happens all the time of course.

This would have covered paint and cleaning that you may or may not have needed.  

Lead paint and lead pipes are going to be probably your biggest worry.