Make sure you note the fixtures, inspection dates and any other contingencies you may be listing. 

I added a kitchen from scratch (had to install a new electrical sub-panel), kitchen cabinets, water line and drain for the sink, a couple walls, a couple closets, new floor, paint, some new fixtures and a bathroom remodel and it came out to $35k total.  

Very trendy with a warm modern stye, all tile floors throughout entire house, solid wood cabinets with soft close, quartz countertops, stainless steel appliances, walk in shower with rain head fixture, double vanity master bath, walk in closet.

I personally like to provide all of the finish materials (tile, flooring, plumbing fixtures, light fixtures) and have the Contractor provide all rough materials (studs, drywall, mortar, wiring, piping, fittings, etc). 

My plumber showed me how to activate the water meter (the meter was activated using a flashlight) and I decided to redo that tenant's bathroom (it needed a new tub surround, fixtures and I also repaired and replaced the floor). 

The house itself needs little updating (paint walls, remove popcorn ceilings, update fixtures, paint kitchen cabinets and replace kitchen countertops).

Either of these systems are likely to have multiple old repairs and modifications, which are/will become more frequently needed going forward.Assume that subfloors/joists in the vicinity of kitchen sinks, bathroom fixtures will be significantly deteriorated.Virtually guaranteed you will have asbestos containing materials that will need to be remediated, as well as quite likely lead based paint in some areas.Odds are, the existing Tenants are very long term, under market, with fair to poor conditions.

Guest will break cups, towels will tear, a toaster will break, etc, batteries for remotes, so maybe $50 per month at least for such incidentals.As someone mentioned above, with 10% down and the higher rates will be hard to cash flow until you can refinance when rates are more favorable.

If you can make that, it might be worth your time. otherwise, I am always up for grabbing a cup of coffee. 

I do add a 1/2 cup of chlorine to the 450 gallons after the little ones have been in it for awhile just in case :)