My leases spell out cleaning and paint rates.  

Just a little about me, I own a painting company, however, we do custom cabinetry, dry walling, flooring, etc.

My buddy with 40 units paints his units something other than Navajo White. 

My wife and I painted it, and renovated the bathroom and the kitchen with the help of my father-in-law who is a realtor and project manager, so we did most of the work ourselves.

I spent two summers painting houses and apartments and gutting houses so I am experienced and confident in that aspect, I believe that myself (maybe along with some friends) can do everything that a rehab would need but some in depth electric work.

I regularly volunteer for Denver Metro's Habitat for Humanity to gain some exposure with various home project experiences (drywall, flooring, painting, exterior work).

Any recommendations for plaster repair and painting for a rental in St.

@Nathan WiebeI think @Andrew Syrios is telling & painting the whole story & picture for you.It's extremely difficult for out of state(country) investors; as most are unfamiliar with price, area , market trends & conditions.

We have lesser finishes, but if we refaced the cabinets (since it's cheaper than replacing, and more durable than painting) and swapped the countertops (laminate) we could likely demand more rent, especially since it's a top-floor unit with vaulted ceilings, a huge master, and no shared walls. 

The closing costs for FHA are out of this world so I wanted to go conventional for a few reasons Smoother closeI know I can qualify for the mortgage amount if I can burrow money to put down and eventually give back of course :)Stronger deal than FHA ___________________Rents $2495Unit 1- $895Unit 2- $750Unit 3- Vacant Unit 4- $850Expenses Property Taxes : $245/moInsurance : $227/moVacancy : 5% (extremely strong rental area)PM: 7% ($171.50)Lawn care: $50/moReserves : $100/moCap ex: $100/MO (very well taken care of stainless steel throughout, roof 5 years old, new paint, HVAC 5-6 years old)Expenses $893.50(Income) Rent - expenses =  (NOI) $1476.75Mortgage- $969 (With bridge loan or other burrowed money 30% down (87k) 70%LTVNOI - Mortgage = Cashflow ($507.50)Bridge loan payment - $580/MO87k at 8% 2-3 year balloon -$72.51 cashflow with (bridge loan)$507.59 cashflow without bridge loanKeep in mind I did this for only 3 units, I will be owner occupying this property or should I not?!