So that's either a wash or a net increase in your cash flow. 

That concern is probably a wash between the two asset types.

Power wash buildings, trim trees, paint signs or doors, caulk windows, put down new mulch or pine straw,  etc.

I only have two people living here and my neighbor has 3 people and washes clothes every day.  

Your end-game is to wash one TK at a time into Flips (if that's your preference).

The following is labor only:$4.50 per sq ft for flooring.Painting: $100 per nominal room size of 14' x 16'Doors: $350 per roomAcid/pressure washing front/left side of home/sidewalk: $650.Follow up question: if this is too expensive (or too low), what is the appropriate cost for these items in the Memphis area?

I have seen some Realtors ads a few times while waiting for my car wash....

If it's a hard freeze like we've had here upstate you can write off the plumbing & HW tank.If it has a dishwasher or washing machine the respective pumps are probably shot.If it has a Boiler there's a good chance that it & any ancillary piping is also damaged. 

I have a section 8 rental in Washington DC now worth $410,000 I paid $160,000 4 or 5  years ago.I went section 8 because the neighborhood was not that great  and in Wash DC it can take 6 months to evict so I choose the guaranteed income approach and I got a full deposit.1) I failed a Section 8 inspection for the broken window latch, in a closet on the third floor on the third inspection2) Mysterious thing  "break" dining room chandelier, two exterior lights. ( before I purchased the house was VACANT for one year and nothing like this happened)3) self entitled attitude of occupants who are living for free4) house is DIRTY- really just broom sweep my beautiful hardwood floors.5) difficult to get them out.6) rent increases of 3% is WAY under market.7) with Covid tenant does not want me in house8) the 1099 income is fully taxable

The premise of the deal was he found the house, I bought it using my money, I funded the rehab, he managed the rehab, managed the sale, and in the end we would split the profit evenly.