Manolo, you referred to mid grade finishes costing 30-40/sf less than higher grade finishes so does that mean that you have included all the fixtures i.e. tile, sinks, showers, tubs, lighting fixtures, appliances etc. in your 150-180/sf estimate?  

Owner pays exterior and hallway lights and trash pick up.

Removed all the trash, fixed the lights, proper dryer venting, etc.

The blue and light orange colors go well together and are appealing to the eye.

Either way it's a waste of time and energy.

VA home loan on 2.25% with 0% down. 25k on kitchen, dining room, and recessed lighting.

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

After the inspections i know i need about 10k small/medium cosmetic work. gutters, light plumbing, parge coat for foundation etc.

And the acquisition and management fees quite literally won't keep the lights on. 

We already got their conditional approval in writing, pending the design plans and actual application, of course, but the only requirement in the application we must meet is setback requirements to be approved (which we know we will) so basically we have the green-light from the city to move forward.