I've seen his work before and he gave me a reasonable bid to do an entire house rehab of mostly paint, flooring and light fixtures.

Beautiful natural light though! 

Derrick, join us for a REIA subgroup meeting at the Light Rail Restaurant at 8045 South Blvd, Charlotte, NC 28273.

That would shed light on why Zillow is overvaluing your property. 

Fall to check out the colors.

I have a few I can recommend if that would be light.

Finally I add value to properties including fresh paint, new light fixtures, smart locks and even adding a kitchenette of laundry room if the landlord agrees that it will add value to their property to create a "second unit" out of a bedroom suite with a separate entrance. 

I would definitely be open to them keeping 10%(ish) of the late fee as would be customary of a typical rental income fee.Anyone have experience on this or can shed light on best practices for PM/owner relationships? 

Light Reno - 20k.

New insulation across first floor along with sheetrock, Alexandria Moulding trims, primer, and two coats of eggshell paint (1,100 SQFT).Installation of 15 ea. 6" recessed lighting cans across first floor with pendant lights for the dining room and over the kitchen counter.