So, it happens quite frequently when I will post a response in a thread, then I forget to click the button to "Follow" the discussion.

Cities often spray a wax - like product on walls and areas that get frequently tagged.

:)As you may know I'm a big fan of house hacking.

You will read about this strategy frequently on BP.   

@Joshua Dorkin as a blogger I am a big fan with of the categories and the clean design.

I have always been a fan of GSA deals but have never had the guts to pull the trigger.  

I buy frequently. 

Do you eat lunch out frequently?

When you're dealing with realtors, the comps given are frequently on the high side because the realtor knows the seller wants to list the house at a high price.

So, get your own estimates for the work.That said, every rehab is different and every rehabber is different, but I flip a lot of properties built in the 1998-2001 timeframe, and routinely do a lot more work than that:- Replace cabinets/vanities- Replace countertops- Replace appliances- Paint inside and out- Replace all flooring- Replace all finish plumbing fixtures- Replace all fans/lights- Replace front door- Replace any failed windows- Repair rotted/damaged siding, soffit, fascia, gutters- Replace all outlets, switches, plates- Basic landscapingWhile you may not *have* to do all that stuff, it certainly makes it easier to sell properties in this tough market...Btw, all that stuff typically runs about $20K in my area and with my contractors and basic level of finishes.