Start with small projects like changing sink fixtures, toilets and shutoffs. 

(and is picking from ones that contractor presents different vs researching myself and saying 'i want this tile and this fixture'? 

The house was generally in great shape, but needed a new kitchen, paint, light fixtures, and a large list of required repairs from the City of St.

That being said, I think the current bathroom is actually pretty comparable in terms of other competition in the area, so the answer may be to leave as is or do just very minor touch ups (new mirror, fixtures, etc.)We're also in the middle of a kitchen remodel (covered by insurance due to a flood we had), so part of the motivation upgrading the bathroom is to make it match the quality / freshness of the new kitchen.

Rule of thumb for us when using contractors is $1200 a fixture for plumbing (consider the water main a separate fixture, consider the water heater a separate fixture, consider outdoor spigots a half of a fixture, a boiler connection would be half a fixture).

.#2 Explore Lowes and Home Depot to Learn About Material PricingTake a tour through Lowes and Home Depot (or their websites) and look at finishes materials and fixtures that you will consider using in your rehab projects.

Paint, increased closet sizes, added major curb appeal with wood retaining wall and landscaping, repaired a pergola, new fixtures and lighting throughout.

@Brent Huling, maybe I'll start seeing more of you on these forums, and you'll become a fixture too.

Hit me up if you ever want to talk shop or grab a cup of coffee!

My cup-half-full thought is that if they are truly distressed sellers, they will be glad to get out from under the stress of owning their property for whatever reason.Just my thought,Vicky