I have a house I will be at later today that has a corner drywall bead that needs repair, so always keep a little spackle and extra paint in the locked closet. 10 mins to fix and REALLY makes a difference in house presentation 

Then poke a tiny hole through to the back side of the stairs (usually this area is just used as a storage closet anyway) and make up all of your low voltage wires and transformer there where it's out of sight. 

I had a small full bathroom (stand up shower) and a couple walls added to make a laundry room and walk in closet.

I’ve got a closet smoker and a needy tenant that calls or texts 5-7 times a week over nothing that I’d prefer to have the option of removing.

I am fairly young & do not have anybody to discuss this with (apart from calling an agent, but I am worried about being nudged to sell since I lack knowledge in real-estate)... so I am sorry for the long post, but any help is appreciated.House is approx. 500sq-ft, 1.5 storey so approx. 850sq.ft living space, on 40ft x 100ft lotUpstairs; 2 bedroomsMain Floor;  Living room, Spare room/office, kitchen, laundry room, furnace closet, 1 oversized bathroom.All of which should be redone.

Open closets, full or mostly empty?

I also want to make sure the amount of repair I need to complete to get the ARV that I want is just for the rental level repairs, and not for flips (typically the flip level repairs are more costly).From that, I have come up with my criteria list:1) purchase price of 80-85k2) repair estimate of 15k and has to be done in 2 weeks3) ARV of 120k4) Rents at 1200 monthly or more5) Cash ROI of 10% or moreHere is what I found:-SFH-3/2/2-1500 sq ft-solid c+/b- neighborhood- need a complete interior cosmetic update: flooring, paint, refinish cabinets, refinish tubs, closet, countertops, and fixtures.

@Kenny KuramotoWhen converting the garage into the bedroom make sure it has a closet and is air conditioned space. 

It was a massive headache dealing with some of them, though we did save money in the end.Garage Arcade - We hired someone to drywall in the garage door, build a closet around the water heater, paint, and lay carpet. 

While I was living there I replaced: the Flooring on the Second Floor, the Master Bathroom, redid closet into French doors, new paint, all new light fixtures, repaired rotted sheathing below deck, new hardware, etc.I lived here for over 1 year and have moved into my next investment property househack.