As an investor I’d rather replace a broken air conditioner and pool filter than having to install new flooring, granite counter tops and repaint the entire home ….

Individual boards are pretty easy to replace, and you should be able to find matching replacements at Lowes.Whatever you do, you may be looking at a repaint.

It may be faulty logic from a pure dollars and cents and ROI standpoint, but as I only have this property and 1 other 1 bedroom condo, I have the time and ability to do the repaints (2 colors), etc etc.  

Have you repainted?

If so, did you keep the rehab budget really low, like just repainting the cabinets, or did you do a full renovation expecting to get a much higher price per foot that.

It needs some updating, primarily an interior re-paint and a new range.

So with some remodeling to do and needing new tenants I decided to hire a property manager sooner than later.I interviewed a few companies and settled on one, and while I can't find a lot of reviews online at least this one didn't have any negative reviews unlike the others I talked to.So I had him do the remodeling, which was basically just repainting and replacing the carpets with vinyl flooring along with a couple minor repairs, which took two months total for both apartments.

Earlier this year I put on a stone coated steel roof for $28,000 and had it repainted/wood rot siding repaired for $3,600With the $75k repairs it would be worth approx $300k on the low end and $325 on the high end. 

Skim over plaster means to put a coat of drywall "mud" or compound over all the walls to smooth out any old crappy plaster texture and repaint

What they do not tell you is that they pull comps to determine "fair market value" deduct for "non-standard paint or flooring" so they deduct the cost of a complete repainting, compete reflooring, and then deduct about 30% of fair value and that is the cash offer they present to sellers.