There are extra beds in the living room or dining room that people can sleep in. 

New hardwood floors throughout main level, new kitchen, removed wall between dining room and kitchen, recessed lighting, new tile work and fixtures in bathrooms, drywall point up and paint, new hvac, new interior doors and hardware, new carpet.

Maybe at most I might lay down some clickboard in the living room and dining room, as well as paint them, but I'm not doing any demo because I'd been advised to be careful where I'm knocking!

Study/Dining Flex w/ French glass doors + Large walk in closets.

Less maintenance, easier to clean, lasts much longer than carpet.But since you plan on reselling at a later date, I would recommend going with hardwoods / tile in the kitchen, living room, dining room and hallways and carpets in the bedrooms. 

@Michelle WilliamsWe started out in the basement of this property and talked about the typical things to look for when walking through:Electrical work, foundation leaks or cracks, piping, asbestos, gas meters, structural integrity (support columns, rafters) and heating (forced air water heater vs radiator boiler)The basement of this particular property (according to one of the tenants) was actually a beauty salon about 20 years ago, so there was still a toilet in place on one side of the room, as well as an additional entrance.Aaron mentioned that today gas companies prefer to have the meters on the outside of the unit for access, and since these were on the inside Peoples Gas would do the necessary work to route them outside the unit.We traversed through the back entrance to the top floor and walked through, noting the floors, kitchen area, bedrooms and closets, bathroom and living/dining areas.  

What I can say is that it is 5 bedroom, 2.5 bath, with a good size living room, a dining room, and a kitchen on the smaller size.  

I do not know what your family/home situation is, small children, space issues, but I had an acquaintance (her son lived with her but he was grown) who turned her dining room and living room into offices and had 2-3 others on her team that just came to her house and worked from there.

Go ahead and PM me and I will go into details with you how I think you could get better results.But for the sake of responding on this thread, I will share a bit here.Go knock on doors, and talk to people face to face.Alot of investors send letters and postcards, so do something different that will stand out to the person in distress.I have sat at the dining room with many homeowners that are in distress and quite a few will show me the stacks of mail that they got from other investors and they will say ( you know you are the first person that came to see me personally to discuss my situation ).Some people really appreciate that you knocked on their door and some don"t.But if you say the right things it will be easier on you and the homeowner.Hope this helps, a little at least.

I'd like to list it under my boutique rental company, as that helps build my brand, but the problem I can see- if owners don't listen to suggestions like buying better towels or buying a bigger dining table- then my company gets the bad review...