(in flipping the sale is the payday).Pay the parties that fuel your business on time (contractors & lenders).Women buyers focus on the bath(s), kitchen & closets.

I'd also like to suggest:  a big enough kitchen & common areas (kitchen, living & dining room) that y'all don't get right under each other's feet too much, decent closet space & storage, an extra bathroom would be great (at least a 1/2 bath - gives you better value already built-in .... bathrooms are an extremely pricey addition), off-street parking (many cities have ordinances against parking on lawns), updated electcicals (incl. plenty power for all the electrical gadgets that students have nowadays and make sure it's on the right side of the tracks (so to speak) = safest area ....  

Tenants over the past 20 years have only once ever even brought up the idea of getting a portable dishwasher.

In one chase, we made it into a coat closet since the house did not have one.  

The closet thing that I have workout is  working with 2 representatives of "family offices" (high net worth families that have investing entities).They are direct buyer so have less of an issue w/the wholesale model.

.✅ Replaced cast iron plumbing to PEX ✅ Paint & LVP flooring✅ Brand new kitchen with granite countertops, shaker cabinets, backsplash, and stainless appliances✅ Brought the laundry from an exterior mechanical closet to inside the home✅ Full exterior refresh for curb appeal✅ Added a Tesla Wall Connector in the carport for at-home charging ⚡️ (ok, this one is just for me but is pretty cool) What was the outcome?

I knew just from being around Auburn that having your own large bedroom, walk in closet, and full bathroom attached was a desirable thing that was worth more than people were getting. 

May include generator and definitely a portable water jug.

And rocks look low maintenance, too, if the weed barrier works well.And for some "wow" factor, I might borrow the neighbor's idea with some large pots (easy to manage, portable, removable, fairly low cost) and gets some advice on some colorful perennials or annuals to add strategically around the property.

There are some areas it doesn't make sense to spray- we just did a 3 bedroom apartment and I painted all the closets and the bathroom by hand.