We just painted a another house a medium gray with white trim and I loved it.

I was not fast at repairing drywall or interior paint.

New flooring, paint, bright lights, some landscaping, occasionally new appliance or two.

Now that I have a good GC, all I want to buy are rehab jobs ;)My point is you can still get cashflowing deals on properties that are rent ready.Thanks for the advice,  I agree 100%, if I need to rehab, prob just cosmetic small job, like painting, flooring, etc.

After done renovations / repairs / maintenance on many many properties, I kind of know the price range of each job like painting, flooring, drywall, plumbing, electrical, AC, pest control, remove odor from old pet urine, mold remediation, cabinets, countertop, backsplash, appliances etc etc in my mind.

For example, painting the living room pink would not be acceptable.3.

Typical repairs include: touch up paint, carpet cleaning, light bulb and filter changes etc.

As soon as I get the paint taken care of, the wood floors are going to need refinishing.

I know the seller is a little squeamish and just wants to close quickly and FHA tends to take longer they are more strict about the properties condition (chipping paint etc) and I do not want to scare him away. 

The bones were great and with new vinyl floors, HVAC work, and paint I'm in it for about $55k total with 40k financed.