With permits, it can be anywhere from having to rip something out to the town just checking it out and giving it the okay. 

I put $6000 into repairs, mostly paint, new light fixtures, new appliances, painting cabinets and fix a small leak coming from the roof.

Some days I feel confident and then other days I'm worried about a ton of things like (what if I get ripped off).

Paint, flooring, updated bathroomsLessons learned?

Painting, for instance- an amatuer could take their time and paint a house over the course of a couple weeks and do a great job, but a professional crew could do the entire job in a day. 

they said around 90% of market value.I tried to get them to understand that this property needs a LOT of work, almost a full gut, some holes in walls (small) old carpet needs to be ripped up, i mean like the works on this thing, you can prob get away with touching up the kitchen since its real hardwood and the bathrooms as well but this prop needs at least 80k.Found out owner actually owes 140k on property, and zillow is zestimating it to be 127k.

I'll pay so much when demo is done, I'll pay some when painting is done, balance due when the job is complete. 

I was already doing painting and renovations.

Now, three years later, my tenant reported cracks in every room—paint cracking and full-line cracks in the bathroom, living room, and bedroom (walls, ceiling).A drywall contractor looked at it and said it’s normal wear and tear, but I’m concerned since it’s in every room.

A cash-flowing, large lot, alley loaded duplex that needed a new roof, painted and new floors.