It just needs small things like cleaning, touchup paint, cleaning gutters, fixing a window, moving a stair railing.

Now having said that I am pretty picky and want my cabins in tip top shape all the time, but it seems like there is always some type of maintenance, touch up, or repair that can be done when I go up.

The ADU most definitely could use some new tenant proof flooring, paint, and some other small yet impactful cosmetic touch ups. 

I would also keep a file of your color swatches for later touch ups.  

I would take the house to a "flip" level, at least for things that would have to be redone if done as a rental now and flip later, and maybe bring in a month to month tenant versus long term, and hopefully as things start to recover in a few months (please, please, please) you will be able to get tenant back out, touch up a few things and get it on the market fast.

We have about 50 units left to install flooring at about $600 per unit, and another $150 for paint and another $250 for misc. touch ups.

For instance, I always use the same color of paint in my rentals which allows me to easily (and inexpensively) touch up the paint.

Renovated downstairs bathroom, did cosmetic touch ups and rented lower unit.

You are spot on about doubling the rehab cost, however; the property has been rented out and the pictures look good. it literally needs paint and few touch ups to be able to rent it again.

Location: NW Indiana, greater Chicago area.Asking price: 60kOffer price: 55kLoan amount: $41250 (25% down, 5.25 interest)Expenses: $750 annual property tax, $900 annual insurance, 8% vacancy, 13% capex/repairs, self-managed for now.Rent: Currently rented for $700 month to month, (tenant has been there 5 years, don't plan to increase rent right now), can be increased to 800/900 once cosmetic touch ups are done.