(this house was a fresh remodel 12 months ago).

I know it sounds terrible but my borrower also got a big payout and was thrilled with the fresh start so it was a win-win!  

I was dialing a fresh list this week and and had a contact ratio of 14%, with a true contact % of 45% on a 6 ring dialer.However these numbers are not scrubbed against the DNC, so that is something you might have to look into with a 3rd party vendor. 

When you say nothing major do you mean nothing structural or is it just fresh paint and carpets.

Higher end will expect smooth walls; lower end will accept clean and fresh (painting will accomplish this).See what the competition does in your area.

Yes a fresh collection will hurt her score pretty good.Also you have to figure in the loss she will have in borrowing cost now that her score is lower her rates will go up.Some credit cards and other credit state if a score falls below a certain amount or other accounts go bad they can change interest rates etc.

Depending on the size of the property and my comfortability with the area, I might then look for actual comparable sales in that area that will support my initial value determination.Other than being quick and easy, the thing I like about taking the average for the area, well at least for the areas that I deal in, is if I'm going to be freshly rehabbing the property it will be in better condition than the average property in that area and would be able to carry a higher price than the average price.

In this case, use the actual tax savings as your offset and add it to the revenue.For the person that pays cash for a property, that is a "cost" that you want back through either the rents or an eventual sale so you need to bake it into the equation as a cost.Using J's example, on $100 per year cash flow, it would take you many years to get your $200,000 back.

That would be MUCH easier to do, I just want to make sure it wouldn't be smarter to just distance myself from the previous owners and start fresh. 

Start fresh @Alexander Merritt !