After removing ~5 tonnes of lath & plaster; replacing some structure damaged in a chimney fire in the building's past {estimated to have occurred prior to the 1930s before electricity was installed}; reconfiguring the space layout in half od the house {(re)moving 5 walls}; fixing additional structural and electrical faux pas by the prior owners and levelling the floors, we added ~3 inches of spray foam insulation (R18) into the wall cavities; rewired the house; and replaced all the original single pane, built in-place windows with Energy Star rated, triple-pane, windows {with glazings specific to their orientation}.We put the electric base-board heaters back in-place; by code we need to retain them as an auxiliary heat source to the ductless mini-split heat pump (2 heads) being installed next week.We are now finishing painting and trim.

Purchase Price: $287,000Rehab: $17,000Loan: 15% Down Owner Occupied Conventional Loan, 5% Interest Rate 30 Year Fixed.Current Rent Roll: $1750 (Owner Occupied) $3500 upon moveVacancy/Maintenance/Management: 5% for each (but I do self manage) * Rehab included new kitchens (cabinets, hardware, appliances), paint, concrete pad in the back, new bathroom fixtures, light fixtures & outlets swapped

Still doing some cleaning and painting along the way.

Cosmetic improvements alone, including painting, decorating, and minor repairs, do not qualify, nor does any work that can be done safely with the tenant in the unit. 

Added bathroom, bedrooms, new paint, remove popcorn ceiling, added insulation, new windows, repaired foundation, etc.What was the outcome?

I have a rental brick house I need to stain.NOT LOOKING TO PAINT!

One was fully occupied the other vacant.The vacant property needed a complete turnover, deep cleaning, paint, new cabinets countertops, and other small odds and ends. 

@Joshua Biondi  I was looking for a handyman a few months ago.................the woman who cleans apartments for me volunteered to paint and caulk a bathroom.

So far, we are sticking with our original plan to gut the bathrooms down to studs and rebuild, new pre-hung doors, light fixtures, flooring, and paint throughout.

If they move to often, N/G. if they are at their moms house or some other relative- I want to see where the mail is sent- PO BOX- N/G.