My effort driving there would have been useless.My advice, if you have some bandwith in your cash flow, you should just call a handyman or have your tenants do it (and give them a rent credit) .I had one of my tenant install to 6 fence boards (literally just buy the materials at home depot and hammer nails on the fence posts).

That's much higher than even your 2k projection.Really trying to nail down these numbers as I plan to make offers when in NO next month and would like my numbers to be as accurate as possible.

@Dave Foster, you've nailed my issue precisely. 

Get the lease and nail down terms and conditions.

You draw from the escrow account as you complete phases of work. (5K after exterior is complete, 5K after Rough Electrical and Plumbing, 5K after flooring, cabinets, etc. 10K at completion) This protects you and the lender from a contractor taking off with your cash and not even hammering a nail at the job site.

@DJ Dawson you nailed it!

I saw a slight increase in my policy and just looking it over seeing appliance coverage and internal property coverage.. i assumed it was correct... turned out it wasnt and initially they declined my claim, but i hired a lawyer and kept track of the info like the person i talked to, date, time and such and they managed to go back and find the recording of the conversation and then accepted my claim, but they truly fought me tooth and nail on the amount.

What a Canadian is NOT allowed to do (ie. hammering a nail into your own property, collecting rent?)

@Nathan G. hit the nail on the head. 

@Ibn Abney nailed it on the head.