With extensive experience in the construction industry and as the owner of A+ Professional Painting LLC.

New paint, outlets, lights, and cabinets.

Spend one year in that house improving as you are able (new paint and landscaping at the very least).

Replaced the roof, replaced the flooring with lvp, fresh paint, upgraded the fridge to a high end model.

For example, roofing, painting, cabinets, flooring, electrical, plumbing, HVAC, etc. 

We ARE a chapter of National REIA, so joining gets the paint discount, cabinet program, and rebate - as well as access to all the other national vendor perks and programs.We're in process of getting local vendors and sponsors lined up as we move forward.Starting in September, meetings will take place in the evening on the 3rd Thursday of each month, 5-9pm, food and non-alcoholic refreshments provided (buy your own booze). 

paint and carpet aren't enough right now. 

Having an experienced agent on your team before the rehab i think is very important because it is during the rehab when they can help add the most value by pointing you in the direction of what adds value to the sale, what finishes to choose and what to avoid, even what color paints are a good choice, insuring that your target sales price is not just realistic, but that it can actually appraise for that amount. 

I painted it, redid the floors, put on new doors and hardware, fixed all the existing issues (leaks in roof, toilets not working, sinks leaking, water damage on exterior and upgraded the panel to a 220V) What was the outcome?

While this is a significant sum, trashing a unit by damaging the paint and flooring can easily result in expenses over $10k plus the lost rent, court and attorney costs.