Start asking her opinion on what properties... and if you were to get that one, which paints and color schemes to go with, interior design, blinds vs curtains, carpet vs hardwood, etc.

The biggest selling point was to rip up the old stinky carpets and refinish the gorgeous oak floors underneath.

We also require our tenants to have the carpets professionally steam cleaned when moving out.

Minimize carpet. 

Put about $4000 into it, with new carpet, paint and a fridge, and we now have it rented for $850/month.The other half has been for sale since we bought our place, at $125,000.

I'm going to model out paint, carpet/flooring, and landscaping.  

They have left the home in pretty good shape but the walls are a mess and you need to paint to attract the next tenant or the floors (carpet or wood) are in rough shape and need to be refinished or replaced. 

The bank had already put in $22k worth(they fixed the foundation, painted the interior and put in carpet)Purchase price was $116k and the 203k was $25k.

A builders risk policy will give you coverage for materials that are on site but not installed yet, example being cabinets, carpet, vinyl, etc. 

yikes have carpeting todo, held up by painting.