Hi Michael, This answer depends on the initial purchase price, rehab cost spent, and the ARV.

Sub-par work, cost over-runs, undisclosed delays and work beyond their expertise?

But why would you buy one property in an area you are likely to leave and then have to manage a one-off (not cost-effective)?

Affordability: Compared to coastal markets, Midwest properties offer significantly lower entry costs, allowing investors to acquire more units or higher-quality assets for their capital.2.

If its vacant, i'll open it to STR with a short calendar window, which is where the King will come in handy as well - Going from queen to king bed doesn't really create that much of an increased initial cost, so I'm just looking for things to stand out.

No matter how well the home is designed and priced, vacationers will click away as soon as they feel like a host is inflating costs. 

I have noticed an interesting trend that's been more and more common since about 2018. Buildings selling for example $300,000 which need $150,000 of work but the ARV is only $420,000. Maybe people buying and not fixin...

So, if I want to get rid of habits, it's more effective to create good habits to replace the bad ones. 

Should I expect the painter to cover the cost or is that something I should cover? 

In need of a full rehab so not sure how much that would cost I’m thinking $70k?