Here are a couple "BEFORE" photos showing the kitchen and one of the clean bedrooms:Now here are a few "AFTER" photos showing parts of the same kitchen and bedroom (notice the large hole kicked in the cabinet and the bullet hole in the side of the fridge):Now I don't mind normal wear-and-tear or even a little above normal wear-and-tear (like holes in the drywall) because I'm pretty handy and most of that stuff is pretty easy/inexpensive for me to fix. 

So if you have 10,000 in the kitchen for appliances, cabinets, countertops and flooring.

Use of LVP flooringUse LED lighting without bulbsUse satin or semi gloss paint for easier cleaning of wallsBlack appliances instead of stainless show less scratching over time & still look updatedLine kitchen cabinets and drawers with vinyl sheet for protectionPut bath fan on same switch as light in bathroom to ensure air circulationRemove garbage disposal if not newer due to continuous maintenance Remove exterior door knobs that have locks to avoid tenant lock outs, use deadbolt insteadRemove closet doors if they become an issue especially large bifold ones, install a curtain rod or leave exposedRe caulk areas as needed during turnoverInstall door stoppersUse curtain rods on larger windows, let tenants get drapesThermostats that cannot be reduced or increased above certain thresholdsSchedule HVAC maintenance twice a yearSchedule gutter cleaning once a yearPhysically mailing 2 tenant tip letters a year with reminders incorporating visual images  Interested in hearing more suggestions from others!

I'll try and post some pics of my recent spec. 90 days from digging footings to CO. 2300 sq ft and LOTS of tile time and cabinet time.

The next meeting is the Vendor Tradeshow where allsorts of "trades" will be having tables / booths: contractors, lenders, flooring suppliers, kitchen cabinet suppliers, Home Depot - that's just a short sampling.  

Letting them paint, you are running the risk of:1. weird color like black2. cheap paint that will peel3. if they paint themselves, those paints might splash or drip all over your maybe carpet, appliance, cabinets, door knob... who know how it will drip.4. who knows what else they will paint... they might even paint your fridge, toilet bowl, windows, hardwood floor or fireplace... art students are really creative.

They like to point out factual things (these cabinets are made of oak, etc.) but if it gets into anything subjective it seems like they're afraid to even offer an opinion.

I know a professional property manager who had a tenant steal all the kitchen cabinets, sink, and the countertop when the tenant left.Part of that is due to inadequate screening by these landlords and some of it may have been unpreventable.

and then some old cabinets Family room (*could easily be turned to 3rd bedroom in each) Living room Both have porches Droppped ceilings Basement Split utilities Washer and dryer Foundation field stone old but sound Wood "telephone" pole columns Both tenants have pets.

Wiring, sheet rock, flooring, cabinets, roof, A/C, everything but the ceiling and studs.