Because my girlfriend is, at this time, only owning a $5,000 share in the house, I as the homeowner have been solo paying for most of the many house-related things that a landlord/homeowner should: buying a refrigerator, window treatments, furnishings like rugs and carpets, shelves being installed, repairs etc.

You're not required to make any changes - just as the tenant is not required to renew the lease if they are unhappy with the place.Personally, I would not want a dirt backyard as the dirt will find its way into the house and dirty the place, ruin the carpet, etc.

I should add that I hired contractors take all of the nasty carpet out which smelled like dog pee, etc and made the house very musty especially in the basement which had a leaking sewer line that was copper and the plumber put in pvc which was not cheap but now no more problems with leaking sewer waste.

As you have flooring rather than carpet, even more unlikely you will have an issue.

Are we talking some paint and carpet or adding sqft?

We agreed to the early access agreement and the buyer moved in even after we had asked that they do not move in until after the carpet was replaced.

New paint, upgraded to vinyl floor on first floor, replaced carpet, new blinds, and replaced all the floor boards and rotten rails on the back deck.

I completed the rehab myself, with exception of carpet and countertops.

That seems a little excessive, and I usually go for the carpet bombing approach to renovation.

- I assume actively rehabbing the place (icky carpet removal, work to clean it up), as well as time spent planning that counts?