In the end it turned out really nice, and now we will be on the same page the next deal that we get.Some things my mom brought to the table as a designer was keeping some items that I normally would have replaced (appliances, tile in kitchen and baths, doors) and moved that money to things that would give the house character (trim above doors, trimming out the doors instead of replacing, opening up a walkthrough, instead of blowing out wall).

Converting to 3/2.5, replacing roof, HVAC, Windows, doors, flooring, fixtures, electrical, trim and lots of updating.

Now for the numbers on the property:Property Description: Duplex with 4BR-2BA total, in a good area within 2 miles of local, large state university; exterior condition is good as it's brick with new metal roof, windows, metal siding on trim; interior has hardwood/tile floors, new ceiling fans, lights, appliances, and paintPurchase Price: $118,000Down Payment: $23,600 (with closing costs credit from seller, final number at closing was right at $24,000)Loan: Commercial loan 15 yr AM, 5 yr balloon, 5.0% interestMortgage: $750/moTaxes: $200/moInsurance: $80/moRent: $2,100 (rented to four college students as one group; tenants pay all utilities)Est maintenance/repairs/cap ex: $300/moVacancy: $100/moProjected cash flow: $670/mo or $8,040/yr (est. $4,200/yr in mortgage principal reduction)Amount spent on repairs: $15,000 (majority spent on new HVAC/duct system and appliances)CoC return: 20.6%I think that covers most of the relevant numbers.  

I decided to have all of the units exteriors painted, dead trees and low lying limbs trimmed, gravel laid, and rail road ties placed to designate parking areas.

Door trim or door casing

If it is something as simple as removing all garbage/left behind items from previous tenants, then fixing small things (drywall, base, trim, doors, etc...)

The current one is a white with gold trim Hampton Bay fan.Any recommendations?

Selecting your list and trimming it nicely, is 50% of the battle. 

Trim the interior attic entry 2. install vinyl soffit piece that is missing outside, where the AC is.3.

John Kesner I subbed out all interior painting and drywall, electrical, most plumbing, Windows, trim, wood floor, sod, landscaping, tub refinish, tree trimming, tuck pointing, counter tops, roof and flashing repair, and final clean.