Can anyone shed some light on what an ARV is?

Add a cage, add an alarm, secure the crawl space (make it really secure if you have copper) and install motion sensor lights.

So, get your own estimates for the work.That said, every rehab is different and every rehabber is different, but I flip a lot of properties built in the 1998-2001 timeframe, and routinely do a lot more work than that:- Replace cabinets/vanities- Replace countertops- Replace appliances- Paint inside and out- Replace all flooring- Replace all finish plumbing fixtures- Replace all fans/lights- Replace front door- Replace any failed windows- Repair rotted/damaged siding, soffit, fascia, gutters- Replace all outlets, switches, plates- Basic landscapingWhile you may not *have* to do all that stuff, it certainly makes it easier to sell properties in this tough market...Btw, all that stuff typically runs about $20K in my area and with my contractors and basic level of finishes.

Having now tried the labor approach, she may see the light of the capital approach. 

I know of one successful landlord that provides a price list for any repairs they will have to do, including replacing light bulbs.

If it is just paint, flooring light rehab stuff then no permits are required and it is a good way to learn.

@Mitch Messer that makes a lot of sense...it sheds light on what I hadn't considered being fairly new @ this.

They drug their feet on me for like 5 weeks on a 5 plex I had ready to rent they came back at me with small  stuff like a exterior door was 3/4 above  flush "tripping hazard"   no light on  a small hall way, etc...

Going from a dark, red burgundy to a light beige

:-)   In terms of particular areas that often "light up" as bad areas but are worth examining, I'd probably list Brewerytown, Port Richmond, Kensington, Grays Ferry, Point Breeze, Kingsessing, and NW Philly.