So realistically we have 20k in equity, and can only rent it for about $100 more then the mortgage payment.Here's the deal, the house is now 10 years old and needs some small upgrades (counter tops, paint,...).

Thanks for the input , i was planning on focusing mostly on kitchen , bathrooms and maybe flooring, as well as a new paint job.

It will need exterior paint very soon.  

The projects ranged from floor repairs, paint, fencing, exterior repairs, cabinet painting, deck construction, and trim work,Being the lazy landlord that I am I decided to farm out 90% of this work . 

I am looking for properties that aren't too distressed but may need a little paint and carpet rehab, nothing too major regarding repairs.

A 8X8 deck i need installed attached to the sliding doors. and the stair well entrance will be painted as well. 

We will be remodeling, new granite, floors, paint, hvac, etc.

I am having hard time imagining a seller to be that big of idiot to sell 6 br for 125 k, that only needs a carpet and new paint, and couple things here and there.

Kevin Sky Painting This is who I use.

His friend does not help with lawncare, has had an unauthorized pet on the premises, and has painted a room (causing damage to the floors and trim) which also violated the lease agreement.