I have the house broken down into areas (kitchen, bath, exterior, paint, etc.).

Nothing horrifically disgusting or anything- more like borderline hoardery stuff - like for example, 8 boxes stacked on top of each other labeled "movies", stinky cat box, bottles of paints all over the kitchen table with just STUFF everywhere.

Tenant had put wall closets, when he removed them there were holes(naturally) so he patches them, so there are big patches(not small) all over the wall in apartment, so need to repaint to look paint smooth.  

(I would assume of course that you could landscape, paint etc.).Also, have you ever been denied a permit?

Lastly, if you don't understand what's driving rents, then you shouldn't be renovating (except to neutralize the paint).  

But as someone who has specific personal tastes, I look forward to not being at the mercy of what the landlord thinks my environment should be (per my lease I can't paint, or change fixtures, or swap out the appliances, and, and, and...).

New paint, vanity, windows, and a "coat of seal" on the roof. 

Let them do the simple stuff, paint, carpet, rekey.  

Painting of front porch roof- metal2.

Kitchen/baths needs gutted and replaced, maybe a wall or two knocked out/moved, flooring, paint.