better grow thicker skin than that if you want to keep going in the real estate business.

There's no point to sugar coat or inflate anything.

.: $40 - 3 hoursGel poly-stain: $15 - 20 hours (estimate with sanding, cleaning, 2 coats staining)Pulls (3-10 packs): $35 - 1 hourSink & Faucet: It was given to us but original cost of $200 - 5 hoursPendant light (can light conversion): $25 - 15 minUsed stove and refrigerator (craigslist): $600 - 4 hours (pickup and placement)Vinyl Flooring: $150 + $300 install

(He paid so there are no court records on it.)I suppose I could offer the positive (not candy-coated) & factual information safely, then sum up the rest with what would be my answer to whether I would rent to him again...??

I have paid a less expensive worker to scrub cabinet faces with TSP to strip greasy grime, then lightly sand by hand (remove drawers and doors so they can work at saw horse height), and then apply a fresh coat of glossy stain (I've attached a picture from that project) - still cheaper than buying a new suite.

I am born and raised in south Florida, University of Miami alum, BS & MS in Biomedical engineering and now working as a Sales Engineer related to coatings and corrosion (exciting topic, I know).  

With 10k plus posts I am just trying to hang on to your coat tails @Will Barnard LOL!

Is there ANY hope of finding someone who pro finishes drywall after already hung and first coat of tape/mud???

Monthly Expenses = $2800 Per Month: Current Management Team = $1000.00Insurance = $224.00Real Estate Taxes = $92.00Fiber Optic High Speed Internet = $89.00Cable TV = $52.00Trash Dumpster = $55.00Sewer / Water = $186.00Natural Gas (average) = $142.00Electric = $327.00Housekeeping = $270.00Ongoing supplies = $230.00Maintenance = $133.00Total RenovationThe renovation started in 2011 and was completed 2016 with entire complex being gutted to the studs, then completely rebuilt fully furnished inside and out to new standards, as follows: 26 gauge top of the line triple epoxy coated metal roof26 gauge top of the line triple epoxy coated awning and patio coverSingle hung gas filled energy efficient EZ clean vinyl tip-out windows4 new natural gas water heatersAll new plumbing throughout entire complex/buildingOnly #1 Grade Premium lumber was used throughout entire renovationQuality Price Pfister plumbing fixtures and lifetime parts180 feet of new 4 inch sewer line from the building to the street tapNew premium exterior fiberglass dimensional Colonial style entry door with new door jams, aluminum thresholds, all new lock sets and peep holesCustom picture framed windows with decorative edging and exterior door trim to matchCommercial toilets: all new PEX plumbing, shut off valves, bullets, supply lines, hose bibs, angle stopsNew attic and wall insulation with vapor barrierUpgraded electrical, HE lighting, new fixtures, switches, outlets, breakers, energy efficient lighting, vapor lights, rope lighting and HE flood lightsCustom artistic signage (3) built by Management TeamNew drywall, texture and highest quality Valspar paint throughoutAll exterior wood was hand primed and hand paintedNew vinyl fencing for corner lotPremium Quality pillow top mattressesNew hand textured walls (office), ceiling and covered entryNew concrete sidewalks, kitchens, baths, showers stalls, toilets, vanities, cabinents, counter tops, sinks, refrigerators, microwaves, deep freezers, dryers, A/C units, flat screen TVsAll work has been documents and permitted

Robert Coates At the very least you missed cap-ex hold back and vacancy.