@Jeff Copeland: I didn't do a deep dive into the property, but a glance at the photos DOES reveal a property in need of work (cosmetic and otherwise), so it's very likely that one or more of the FHA conditions you named are not met.

My recommendation is to either just give a ballpark--30K-40K rehab or to skip the rehab number altogether and instead list the items that need repair (Ex: kitchen needs to be updated, carpet in bedrooms needs to be replaced, hot water heater needs to be replaced, half bathroom needs to be updated etc) and provide lots of photos of course and that should be enough for an investor to make their own determinations about rehab costs.

Like everybody else, I totally understand, appreciate and respect that, as a realtor, you'd help your clientele secure financing if they can get any.

From that I also search for items similar to those photos and design from there.

It really looks more like paint than restaining, but some of the photos posted by users looked pretty good.

With respect to the liability, I agree with Bill.

Ethics, honor, respect, integrity and honesty are absolutely necessary in business, but not compassion.

This property I try to have as clean as possible, and try to make it so the tenants respect it.

(I read this one from another board also).9) Pests - tenant must agree to let exterminators service the property at least once a month (pay for by the landlord of course).10) pests - I haven't found anything about this yet but it would be nice to include an exit clause or something to protect the landlord from tenants using pests as an excuse for withholding rent.11) overnight guests - this will be hard to discover but the lease agreement should mention that overnight guests should be limited to a fixed number of days per month.12) photos of property - before letting the tenant move in, the landlord should take photos of the entire property and ask tenant to initial or sign on the photos to confirm that this is the condition of the property when he or she moves in.

it's always awesome to hear how a persons path becomes its end result, and how then the best in their respective field can funnel that broad knowledge into digestible bits of education.