if you can add one detail to keep your tenants then carpet, lino, and paint.  

I have costs to clean/paint/whatever, OOPS WENT IN THE HOLE ON THAT ONE.CONSIDERATIONS....Do you have a good security deposit?

When you revise you lease, don't forget to include something like tenant if staying for less than a year is responsible for 100% for the cost of painting and other make-ready expenses.  

I may be wrong about this, but if I was going to buy from the city I'd field that question on BP and see what people had to say about it, and how their experience was. 3) Lastly, about the particular deal you're talking, I guess more particulars would be needed. 1/4 of ARV would be great if all you need to do is refinish hardwood floors, but if you need a roof, new windows, cabinets, plumbing or electrical work, paint all around, siding, tuck pointing and I have no idea what else, you could be approaching market ARV just putting your repairs in!  

I have her FMLS access, she sends me deals, picks my paint colors, verifies my comps, etc.

I do not get the picture you are painting here Jane Doe.

Secondly Is it that impossible to paint it yourself?

what is the best type of paint to use on trim and cabinets.

Hi Jon, no the ones I wholesale are rent ready and might need some paint.

That's a new roof and paint job every year.I've seen what 2% will get you around here and I wouldn't want to deal with most of those tenants.