(Property manager takes 10%)Rehab would be:45K for new floors, paint, light fixtures, appliances, some plumbing and miscellaneous (one new window, etc) plus new HVAC and ROOF.

As for the lighting there are a lot of really great new options for LED fixtures that you might want to look into for the kitchen and bathroom.

He said tough,,,buy some light fixtures,,,and a vent fan ducted all the way outside.

I am rehabbing a home where it's a full interior repaint (skim, mud, texture, paint) with half the walls with 1970s wallpaper, paint all trims and cabinets, refinish countertop, replace tub and tub surround, tile kitchen/bathroom, LVP in the main bedroom, and replace all light fixtures for 9K on a 1100 sqft home.

Plumbing permits shall not be required for minor repairs or replacements of plumbing fixtures provided such repairs or replacements do not disrupt the original water supply, the waste or ventilation system.

Every professional property management company in the world has maintenance techs doing simple fixture replacements perfectly competently without any special licenses.

Advise the tenant that you will handle the replacement of the fixture, but thank them for offering and ask them for a link to the $40 option.

The home has gas utilities but I plan to replace gas fixtures with electric. 

Here is a trend I am seeing in all markets....COVID and Post-COVID era STR owners are selling because of many reasons (headaches/lack of cashflow/increased condo assessments/not there cup of teas for business). 

Internet needs to be installed, dishes and cups put away and rugs, hand towels, mirrors and landscaping needs to be complete.