@John LeavelleThanks John, I literally just put a couple numbers in that were low because I've completely made the property new from the roof all the way to the exterior siding, paint, unit 1 & 2 now have new carpet, cabinets, granite counter tops and tile flooring.

I can't remember all of them but there was a garage that needed to be painted and repaired, an antenna on the chimney that had to go, a porch that needed repair, etc.Inspector said that all this had to be repaired or he would continue to receive fines. 

I'm currently being quoted 1,100 to paint a 550 sq ft apartment. 

Refinishing and painting the outside before winter hits now!

-Full kitchen tear out and rebuild $10000-12000-All new flooring $3000-$4000-Paint $1000-A few fixtures $1500-2250-appliances $4000-roofing $6000-8000-Siding (is a maybe depending on how the rest of the neighbor looks) $3500-5000-deck repairs $1000- garage door $800-1500- Bothroom upgrades $3000Depending on the lay out we would be looking at doing master suite with a Bathroom.

. - paint, flooring, fixtures, hardware, etc.), but it will depend on what I find.

for example lead paint inspections/disclosures...).I would also recommend networking with others who have also recently bought their first or second rental property, getting together with such folks for coffee to mutually support each other.

And, as much as HOA's can be a pain, they do keep an eye on things so if your tenants are doing something they shouldn't be you will likely find out about it, where in a SFR you may never find out.In general a lot of people don't like HOA's or CC&R's (I get it), or the possibility of unplanned special assessments (I get that too), but a certain percentage of the HOA dues you would have to pay in a SFR anyway (landscaping, painting, repairs and maintenance, insurance for the outside, pool/spa, gates, etc). 

I've tried several ways of handling this, but the most successful strategy I've found is to have the tenants submit a paint swatch, and once you've approved it, you can hire painters (or paint yourself) to paint it that color, while charging the tenants for time + material.

All I will need to do is some clean up and and paint.