I let her know I have eight years experience as HOA president, I told her how involved I was in the day to day operations of the HOA, and how I supervised the replacement of all the vital components including pool gate, pool motor, patch and seal drive way, repainting if all the building exterior, letters, rules, notices, irrigation, landscaping, etc.

I'm used to replacing carpet, and re-painting when tenants move out; but replacing cabinet hinges, toilets, and rescreening back porches is ridiculous.The ghetto properties were glorified s**t piles - we rehabbed them enough to get S8 tenants in, and expected them to get beat up.

I plan to: install custom closets, tile floor in bathroom, sand and repaint kitchen cabinets.

Things like repainting, reflooring, hvac replacement, insurance... all those things cost more on a big place.

Some issues making it not conform are as follows:The appraiser cannot find any 1 Bedroom homes in the vicinity that have sold within the last 6 months to 1 year to use as a comparable sale Another factor that made it difficult to find comparable properties that have sold within the last 6 months to a year was the fact that there are two living units.Repairs that were easily identifiable was the rotted wood on the outside that needs to be replaced and repainted, appliances need to be installed in the kitchen, outside of home needs to be painted.

I repaint all my houses.

Provided the preceding 12 months (or 11/12) were all paid no later than a certain date (i.e. 3rd):* Offer a low max rent escalator (1-2%) for lease renewals * Offer inexpensive but high perceived value items (i.e. big screen TV) for lease renewals * Provide a Winter Fuel Credit in December if tenants pay for heating fuel  * Offer a choice of unit upgrades that you may have been planning to do anyway (repaint, new appliance, ceiling fans, etc.)Mike

My wife and I just got done turning over a 1000 square foot apartment and we repainted the entire unit.  

If you are a newbie, you will not believe the conditions tenants will tolerate rather than getting prompt, proper, repairs done.I just re-rented a luxury home where the prior tenant never complained during a five year tenancy about anything, and due to very unusual circumstances a thorough interim inspection was never done:Range hood inopClothes dryer inopGarbage disposal inop5 of 7 exterior area lights inop; two interior circuits inop1 of 6 toilets inop3 of 5 air conditioners inoppool sweep inop5 sets exterior french door handsets so pitted you cut your hand opening the doorsrodent infestation in atticAll this in addition to nearly a complete repaint, stripping and resealing floors that had improper products applied, replacing 4 rooms of carpet, and minor miscellaneous items.Believe me, I would have MUCH preferred to make these repairs as they occurred, paying out of the cash flow, rather than having the owner fork over nearly 20K to make it rent ready again!

The elderly ladies decided to crank the a/c so cold (64deg F) that the subsequent heavy condensation forming on the old metal venting started dripping through the ceiling tile & dining room light.They finally compromised with a higher temp, bought a dehumidifier & have repainted the ceiling tiles.