I would switch out the vanity because it doesn't go with the rest of the room, paint, and put up the shower curtains and other decorating items.

They were recommended for a paint job for an apartment.Best,Pamela

We know the roof is less than 10 years old too, so hopefully any large expenses will not arise for a few years, thus giving us a large amount of reserves after a few years.Here is the data:Cost of unit 40kRenovations 40kboiler:6800windows&doors:5000unit renovations: 16k (they are small and with them being low rent we do not want to go nice)Per unit: carpet &pad:1k kitchen and bath floor: 300 appliances:1100 cabinets/counters/sink:800 Bath:500 Paint:100 Doors:200balconies:4kdrywall work:3200misc expenses: 5kAnnual rent 19,200Annual Budget:property tax: 1800vacancy:800insurance:1030repairs & maint: 2400utilities:3600advertising:100grounds keeping:600misc:500Annual Debt service:5756

I am happy to adjust the numbers with whatever scenario everyone thinks makes sense.For example, looking at another Westcoast market paints a slightly different picture.

Make sure all your deck and the surround are stained/painted the same.

TSP walls, prime with killz (they actually have a water based product now called Restorer that I’ll be trying soon, so much nicer than oil based and my friend who owns a restoration co suggested it), paint.

But when I started painting—-many a small black bug met its untimely death in a fresh coat of paint.

They painted the kitchen cabinets, replaced the sink/faucet and replaced the counter with granite.  

Additionally, I've seen the banks start to do some minor rehab\freshening up of this type of home, exactly what appears to have been done here - new stove\microwave, carpets cleaned or replaced with builder grade, some fresh neutral paint etc, in hopes making them more appealing and moving them faster.Also, the lot seems tiny, less than 1/10 of an acre, and there do seem to be A LOT of recent foreclosures in the immediate area, which may scare off some buyers.

I always get questions where people ask stuff like "hey, if we meet once in a while to vote on paint and drink wine, is that enough to be an active investors?"