Be especially careful charging a tenant for the entire cost of carpet when the carpets are like 10 years old Picture or pin holes in walls, as long as not excessive Painting the exterior of the home Pressure washing unless there are oil stains from their auto Routine maintenance 

Operating expenses - lawn, snow, repairs/replace for bulbs, detectors, window/screen, paint...etc3.

The property will need interior paint and a good cleaning. 

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.