The OP didn't mention if the house has a lot of trims, or if it is interior/exterior painting, what brand the paint is, how many coats it needs, if walls need to be prepared and all that.

Spell out the tenant's responsibility for mowing, edging and trimming shrubs.

Much of the work I paid to have done looked great in photos, but there was improper wiring done, very poor plumbing that was leaking, huge gaps in trim that wasn't caulked, you get the idea!

You can probably trim the limbs that are overhanging your property.

Elliot, 30% is way too high for vacancy; trim that down to 16% max (that's high)How did you arrive at 75% LTV? 

Everyone believes it really just needs to paint some trim and fix that one faucet..... but they just don't have time, so they should be able to credit the buyer $25 and they can do it on a weekend. 

It's a great canvas to improve upon --I suggest the following to make it more modern & appealing without needing to invest a lot in the exterior or change the structure:Coat of paint to make it more modern I suggest keeping it simple with white tone exterior with black accents (on the railing, shutters, trim and sconces) https://people.hgtv.com/professionals/prairie/mode...Add shutters on both sides Update the sconces to something a little larger and more modern to add visual interest and take up some of the blank spaceAdd simple landscaping on either side to introduce greenery against the simple color scheme of the homeBest of luck with this!

I'm not charging him rent, but he is doing some roofing, plumbing, mechanical and tree trimming work for me. 

We paint ceilings and walls before flooring to avoid any splatters (especially if we're spraying) but baseboard trim usually gets done after flooring is in because it often requires new baseboard or at least quarter round.

It doesn't cost me a lot more to do a neutral color and paint trims white and make the house stand out.