The home is almost turn key, but needs some minor touch ups that I estimate will be about $5,000. 

For example, if lite rehab is needed estimate X per square foot (i.e. maybe paint, carpet, small touch ups and improvements).  

You can find other good deals that need cosmetic touch ups and still make the numbers work.You can also use a hard money rehab lender to fund the rehab costs so that you can take on a better Brrrr project.

You don’t have to mark up the rent, and you can likely charge more upon turnover, and you get some benefits.Paint touch up?

Touch-up paint when people are moving in and moving out is pretty easy. 

I have to fill nail holes and paint/touch up walls.   

Hello everyone, I recently had an unfortunate incident where our contractor (who seemed to be doing a great job for the past 4 months since we started working together) had his men do some touch up painting and not use a drop cloth.

@Drew Cheezum thanks for your reply, im looking to buy a single family in fairly goid condition and just do some touch up to make it look nicer, and I would like to manage it myself (dont see a reason to get property manager for 1 property , does that make sense?)

Takes about 4 man hours total to turn it back over plus any repairs/touch-ups.

But if a tenants stays for over 2 years, I have had to do almost a full repaint of walls and touch up of trim, which typically is a vast majority my turn over.