If you add 100 bucks maintenance for each unit, your profit is very low.Once a renter moves out and you need to change the carpet and paint, your cashflow is gone.

She also helps me with picking paint colors (which I hate with a passion) and runs comps if I ask and is even a private lender on deals from time to time.

If a painting or Landscaping company causes damage to a homeowner's property, can an HOA claim no responsibility or refuse to get involved and simply leave the home owner to fight the vendor?

Even if all the house needs is a good cleaning, paint and floor covering, having all of your stuff in there to work around will probably double the time needed to finish the work.

Otherwise, it's mostly cosmetic - paint and trim and some new fixtures.

I think you are missing some costs - maintenance new roofs - carpet painting.  

I was advised long ago, and we pretty much stick to it with our rentals in Raleigh, that 7 years for carpet, 3 years for paint, for instance.  

What else would have me writing this after 1am when I just spent a day painting and changing ceiling fans?

I'm also might have my building painted in the corporate sponsor's brand colors.

Our hope was a good coat of paint might make the rooms a little more presentable.