For most of the homes the carpets alone were $3200 to $4900 plus two coats of paint on every wall and ceiling, replacing broken bathroom sinks, kitchen sinks, faucets, repairing air conditioners, replacing cracked times on roof 36 feet high, bringing in 4 to 8 tons of rocks to make the yards look nice, trimming trees, repairing sprinkler systems and the piping, replacing refrigerators, stoves, washing machines clothes dryers, water heaters, painting garage floors ceilings and walls, bringing in 20-yard trash bins to remove all the carpets, trees trimmings and trash left by tenants, replacing all the window blinds, door knobs that are broken and locks for the main door and locks for the garage door so the keys match, repairing garage door openers that are broke, repairing the garage door rollers and seals, painting the trim outside the house, replacing facia boards that are 36 feet high, replacing window screens and the screens on sliding doors, replacing entire windows just because tenants broke the window locks and they cannot be repaired, replacing kitchen counter tops that are destroyed, replacing all the kitchen doors and drawers because tenants destroyer the cabinets by hanging their wet laundry in the kitchen cabinet doors to dry. replacing garbage disposers, dishwashers and the list goes on and on.

It depends on whether or not you are painting two coats or switching colors.We always use Home Depot's Satin finish paint and go with like a very light tan or Linen White. 

I would replace the counter top, rather than epoxy coat.

Typically you'd allow them to paint the walls a color that takes only 1 coat of paint to return to its original color. 

What’s your debt service, coat of capital etc. is this all cash?

I'm not here to sugar coat it. 

In this case, with the tenant working from home in a home office, as I do, a window unit appears to be an ideal short-term solution here, cheaper for the tenant, cheaper for you.On a side note, this is why you don't skimp on the argon fills and e-coating on windows when you replace them in rentals.

She wipes down the front of the cabinets and applya a coat of wax.

I am thinking the walls need a fresh coat of paint, flooring needs to be replaced with an engineered hardwood or laminate on the main level, maybe new carpet upstairs and updating the bathroom fixtures.

I would say you will be due for a new coat of paint at a minimum and possibly new flooring depending on how bad the carpet looks.