The front deck is getting overhauled, the living space is completely opened with beams in and columns in place, can lights are in, and the backyard now looks MASSIVE!  

The property is typically marketed in the best light possible with the lowest expenses to extract the highest price from a potential purchaser.I only play in the commercial space but these residential properties "fully rehabbed" tend not to be because of the cost it would take versus the price point of ARV they can sell it for.

(this was my estimate with input from the realtor who apparently does demo on the side)- All new flooring (combination of carpet, laminate, vinyl)- All new interior doors and hardware (6 panel hollow)- New (matching) light fixtures- Most or all new interior trim- New counter tops with modification to remove partial wall and add breakfast bar to open space between kitchen and dining room- Refinish existing cabinets- New bathroom fixtures (vanity, sink, toilet, tub) in both bathrooms- Likely sub-floor repair due to the significant amount of pet damageThe major areas that I didn't look closely at (because of the pile of junk in the way) but would certainly need to if I was considering this include the mechanicals (AC compressor appeared original), septic system, well, a closer look at the roof, and a closer look at the deck. 

Also the popular intersection on the right side where the light is.

There is a light at he end of the tunnel and hopefully a pot of gold. 

Under the power lines is a walkway that brings you to a light rail station.

I love the city light views.

End result was the same - they start feeling comfortable and either dont show up anymore or start increasing their quotes to no end knowing i have "so many houses". in the past i have paid guys more per hour than i have paid my lawyer and i was bothered by the fact that they thought that quoting $200 per hour is going to fly.so, what's a fair pay per hour for kitchens, baths, light framing, doors and windows, etc?

Either way, be consistent with it and after a long enough time to honestly evaluate your marketing effort, either continue it or stop it, ie...green light/red light.

Some issues I've found with Section 8 versus hand-picking well-qualified tenants:  most annoying one, although not major, is they don't have much if any expendable income so they will never buy a can of ant spray or Resolve or mulch the yard or any other maintenance that requires any additional small expense, at least in my experience, so prepare to do it all, filters, light bulbs, etc.