One of our new tenants (have rented for 2 months) contacted us asking if they could sand and repaint their deck.

Maybe some appliances will break but exterior repaints, roof, parking, etc. are all shiny and new. 

Stain and poly the shelf (or buy the pvc wood) so you won't have to repaint it over the years.

@Alfred Edmonds The second bathroom is actually original; we left largely as is to focus on the master and save on rehab costs (only repainted, reglazed tub, and replaced floor and toilet).As far as light fixtures - what would you recommend instead for reasonable ROI on a not-that-great area?

My tenant caused damage by leaving carpets with excessive cat urine and vomit all over, burnt holes in it with hot coals in a plastic bucket and pretty much never vacuumed stairs, cleaned shower etc etc.She wanted some TV wires back that she left so she was organizing a painter to come and fill the holes and repaint them.

We are currently repainting the outside and installing landscaping which, when completed, given current valuations would give us an 80% LTV, while only having put together a 5% down payment of $12,000. 

The unit is being repainted and cleaned now and is being placed with a security deposit.

I think that this type of property would look like a good cashflow property for most investors.Now let's assume that we have a vacancy and between the time needed to repaint the unit, change the carpet and  for the PM company to find a new tenant, we lose 30 days of rent.

However, making $23K for a 3 week roof and repaint is better pay than I ever made on any J-O-B.Don't get too hung up on the % return you get on a deal.

Any holes/dents in sheetrock, particularly where doorknobs hit after the tenants have broken off the door stops.Excessive dirt at the corners of walls where people put their hands in order to turn corners.Dirt and grease on stove and oven.Dirt, grease and scum on tub and shower tile.Built up crud, hard water in toiletsUnkept lawn and shrubsCuts and tears in any linoleum or carpet.Stains in carpet.Smoke stains on ceilingsGrease on range hood.Dirty windows.CobwebsDirty baseboardsCrap left in garage.Unauthorized repainting of walls.These were always the big ones, and hardest for them to dispute, for me.all cash