In one of my class B-/C+ rentals, 1 small dog turned into 5 dogs and 2 cats, which then turned into all new carpets and paint (which were brand new when they moved in) ... never again.

And all with no renovations other then paint carpet etc.

So I used this guy to paint my garage over the summer and he was great.

I put in a new roof, redid the floors, painted, did yard work, window treatments, removed asbestos in the garage.I had the place reappraised it was now worth 335k. 

It's a short saleThe 2nd bath has a shower and no tub(family neighborhood)Small kitchen(but in great shape)Some crazy paint jobsThe double vainity in the master bath isn't actually in the bathroom.

Preference: If you own, you can paint the walls whatever color you want, change the carpet, renovate to your hearts desire.

It has to be in liveable condition but I don't mind putting new paint on the walls.

Starting out I would suggest simple rehabs of paint and carpet to start.

You take it from where ever you can get it, Owners paying bills will paint a rosy picture without hard copies of bills.

Maybe even market it below normal rent value 9but still getting your $400/m) and let them clean and paint.