In fact I have an active listing like that in Hull, MA.It needs a new kitchen, new bath, wallpaper stripped, walls painted, floors refinished, wood rot fixed, lots of landscaping. 

And some tenants are very messy and they give a negative impression of the property.So for SFHs I like the property empty, cleaned, painted, maybe some new floor coverings, refinished hardwoods, maybe new countertops(granite) and in general dressing the place up to look as best as it can.

I did a lot of the cosmetics before I moved in (removal of carpet, refinish wood floor), paint walls and ceiling.

West coast bias I guess.However I know the guys I have worked with there and those 65 to 75k B's are pretty neat houses for the money.. many are mostly brick have nice under grade parking and bonus rooms.. real hard woods that get refinished...

I lived in the house just over two years and did all the rehab work myself (carpet, refinish hardwoods, complete bathroom gut, paint etc.).  

Would you guys spend the savings from the budget to replace the toilet and refinish the tub and shower combo?

So I walked, Property had asbestos tile on ceiling and the abatement company said the glue used to secure it most likely has asbestos in that also.. probably a 2000 dollar removal fee, but then I'd have to refinish the ceilings, house had some other points lacking I found on 2nd walk thru.

For example:$1,000 - Paint Kitchen and Bath Cabinets$500 - Refinish the Bathtub and Tile Surround$1,000 - A/C Maintenance and cleaning$1,650 - Replace breaker box and run grounds to Kitchen/Bath for GFCIsHere is the primary question: Does de minimis safe harbor apply to each project (making all of this expenseable) or is it the sum of applicable projects UP TO a $2,500 max?

If the hardwood floors are decent I refinish them, if not, more vinyl plank!

I pulled carpet and had a local contractor sand/refinish the original wood floors.