I got my first proposal back from a contractor-here are the items that stood out:Painting-interior walls, trim doors and cabinets, exterior power wash, paint trim, wrought iron-$7,177Flooring-LVT 339 sq ft, 1200 sq ft carpet-$4,620Cabinetry kitchen and vanities-$8,313Doors-all interior doors, 4 bi-fold closet doors, 3 exterior doors-$6,202Punch list- door hardware, cabinet hardware, knobs deadbolts, hinges-$1,804

You'll always probably have people who run furniture into a wall while moving, or drop a dutch oven on your tile floor, or wash the dog in your tub and clog the drain. 

Make ready of the property included minor landscaping improvement, fence staining, pressure wash of property, deep clean of interior, upgrade filtering of HVAC return ducts.

@Daniel Alfandre I have section 8 units in Baltimore and Wash DC.

Just that the party issuing the deed is washing their hands of their (possible) interest in the property.So, your ability to deal with the tenant or anything else involving the title is unclear.

AbsolutelyCould I rework the yard to keep water from washing it away again?   

Cracks in the foundation wall will be filled by using hydraulic cement and a rolled on elastomeric waterproofingmembrane will coat the entire foundation where exposed- Sewer jet the drain tile and downspout lines from the trench- Install new PVC drain tile with cleanouts, and downspout lines- Schedule inspection with city building department- Backfill with #57 washed gravel to 18" below grade- Reinstall concrete where removed- Reinstall existing topsoilEstimate $20,755 As everyone is so booked out these days and we are under discovery phase deadlines, they could only give us a range for replacement of the retaining wall of an additional $20-30K for a subcontractor excavator to remove the existing retaining wall and replace it. 

First, a macerating toilet that can use the drain pipe the washing machine used to use ($3,400 including the Liberty Ascent II toilet) or an ejector pump, which would be installed in the storage room on the other side of the wall; the pump option would of course require jack-hammering to create the pump pit ($1,200, I would supply the toilet). 

My niche is 2-4 unit housing for the first year or two and begin to add on larger commerical properties such as car washes, self storage units, and larger apartment complexes.

., at least one of them wants the deal to stay dead), then it just got much easier for that party to wash his/her hands of this.