I’ll need new stairs and to refinish the deck before selling there is another 2k-3k.

If you have hardwood floors that are in rough shape, get a quote for re-finishing them.

Would cleaning grout, caulking and perhaps refinishing the tub/shower be enough?

Beautifully refinished hardwood floors, new fixtures and amenities.

Refinished hardwood floors, remodeled kitchen with granite countertops, fabulous backsplash, new stove, dishwasher, microwave.

Refinished hardwood floors, remodeled kitchen with granite countertops, fabulous backsplash, new stove, dishwasher, microwave.

Beautifully refinished hardwood floors, granite countertops, new fixtures and amenities.

Refinished hardwood floors, remodeled kitchen with granite countertops, fabulous backsplash, new stove, dishwasher, microwave.

It needs a new roof/soffit/fascia, new windows, paint throughout, bathroom upgrade, 2’x3’ hole in the master bedroom ceiling from water intrusion, refinishing of hardwood floors, new HVAC/Furnace.  

I just refinished a duplex from the studs up for ~$140/sq ft on the east side of Houston (granite countertops, central HVAC, LVT floors, stainless appliances).If you want a leg up, look at for-sale new builds in your area, check their price per sq ft, and discount that 20-25%.