I don't even plan on using any lipstick to make the house look pretty.

The condo was an off-market deal and only required heavy lipstick and some elbow grease to increase the rent 28%.

I'd give more thought to the space you're given, and if that requires some lipstick so be it - that's easy. 

As someone in the construction industry in Long Island NY - (highest costs) my numbers are this:—Lipstick rehab (paint, flooring, cleanup) - $20/sqft—Medium rehab (renovation of kitchen and baths, flooring some structural) - $30/sqft—Heavy rehab (full gut, all MEP replaces, roof) - $60/sqftUSE YOUR NETWORK for general contractors.

Throw some lipstick on it and get out of there.I do have some excel sheets I use for budgeting...feel free to message me if you want some help. 

Its still an old trailer; lipstick  on a pig. 

Extensive gut/total remodel or quick cosmetic lipstick on a pig deal.

Make sure you approve the tenant and look at all the application docs.Some turnkey companies lipstick their property and put in any tenant and unload it to an out of state investor.. 

The days of our lipstick flips here locally are all but gone and very few and far between which is why many investors have gone to the development side of the coin in the past 4 years or so.

A 'lipstick' reno.