Works well on a rehab or remodel when you have a contractor do most of the work but maybe you want to save a little by doing the painting and trim work or install fixtures yourself.

Also, one thing we did for our rentals (long term buy/hold in lower income areas), is other than the kitchen, we paint everything white.  

So I kind of feel people who say it can't be done, might live in an area where that is not possible (I LOVE the "7 Years to 7 Figures" webinar but you can't even get a duplex for less than $300,000 and you can't live for free to house hack a FHA loan because the rents are to low... if I painted all of America with that brush I would never get out of Oklahoma... and that is my WHY for investing in Real Estate (there are people who have no problem driving on icy roads and in 4 feet of snow drift.

There is a few listings currently right now that are 500sqft for $925 in a less desirable street.I'm pretty certain that I can get $1,000/month after I remodel the bathrooms, change the floors to hardwood, remodel the kitchens and new paint.

Ceiling fans are a nightmare in low income units, don’t add them if you don’t have them already.Those older wall units are awesome, don’t replace them until they fail.How about to scaping the ceilings, using a more modern paint color, add wide slat window coverings, updated countertops in bathroom and kitchen, new flooring if needed, maybe paint or add new cabinet doors.

is it a mess or suitable condition.Then you plan on what it needs to be turned, paint, and repair supplies,,I had 120 units,,1 & 2 br's,, average turns each month 5 could be 6 to 10 during the summer.. 

In my novice opinion, this is what needs to be done to the house:Mold inspection/eradication (water damage from leaking water heater in attic)HVAC neglect (possible mold)10 Fogged Windows (house has numerous large beautiful windows that have become opaque due to moisture)Pressure wash exteriorReplace Carpets (approximately 1500-2000 sq ft)Paint interior walls/sand and paint trimPlumbing hardware has all been removed/needs to be replacedPool filled with excessive amounts of leaves/debris (pump is running)Excessive amounts of trash throughout house yard and pool houseLive Oak growing onto roof (arborist needed)New Sod (currently all weeds)Pool Deck ResurfacingGarage Door Openers have been removedLarge golf ball sized chip on bottom of granite on islandresurface built-insExterminatorPatch holes/cracks in walls (about 10 fist sized holes)Many light fixtures missing (10 or so in closets and bathrooms)smoke alarms missingSo, part of me was disgusted and felt very guilty watching my buddy conduct a walk through via the internet.  

The more of the following you are able to provide, the higher a price you can request:Inspection report by licensed inspector, legitimate sold comps within 0.1 mile range, roof warranty from licensed roofer, permits for the work performed, disclosure of how much electric/plumbing/HVAC was replaced, warranty for the heater (if new) or disclosure of what service was performed, age of windows and grade of windows (if new), warranty on appliances (if new), last service on appliances (if used), grade/brand/color/installation date of cosmetic materials (flooring, paint, etc.), etc.If tenant in place: strong lease terms, proof of payment history, screening criteria including personality screen, security deposit & last month rent held, annual lease term, etc.  

Probably new paint and carpeting.

It will get place painted and you may have some money left to replace outlet cover, that is if holding cost will not bleed your cash out.