@Aaron Klatt Thanks for the response but actually the property management company has stopped taking on properties and is gonna trim down i guess.

Installing flooring, or trim is not allowed or common. 

. $5 per sqft for demo and new drywall (including trim)$20K bathrooms (2; A-- level fancy)$15K for cabinetry/countertops kitchen (quartz, farm sink, etc)$1K for outlets/fixtures/switches$5k for paintFlooring & Ceiling don't need to be replaced and not changing floor plan$500 City Code Permiting/InspectionsWith acquisition, closing costs, and if my estimates are true, it would still be worth the cost as it would leave about $50K of a buffer after renovations from current comps.

My rehab will cost about 8-10k (roof @3k, replacing panel and wiring @3k, vynil plank flooring, bathroom gut, paint/trim/etc).

So far I'm thinking for the interior SW Agreeable grey (walls), SW Extra White (trim, doors, cabinets).

The flipper and builders in my town paint all the walls light gray, white trim, use a grayish vinyl planking through most of the house, install white cabs, ss appliances, have nicer countertops, and use brushed nickel or bronze a lot.

We spent $3500 on new baseboard trim that looks exactly like the old trim.

That's $400/year right there, and that ignores other capex items you'll encounter over the lifetime of a property (siding/trim repairs, concrete issues, major plumbing/electrical upgrades, etc).My guess is that your actually capex costs over the *long-term* are closer to $500-600 per year.

Forgot to add...I would hire one of my sons to mow and trim and also my oldest son would be the main one taking care of repairs.

Trim the fat off the rehab were you can and you'll be fine.