Every home is so different and a couple of large expenses like replacing a Roof, HVAC system, foundation work, removing a couple of walls and etc. would probably throw that out of whack.

For rental I was thinking about just  glaze the bathtub and wall tiles and change flooring. 

You'll get hands on carpentry, plumbing, electrical, drywall, roofing, decks, painting, trim, kitchen build, installing windows/doors, headers/walls, all the bells and whistles.

My downpayment and closing costs will be $138,878Location: 1.5 miles from Downtown Austin in "A" Neighborhood - House is on the side of a freeway but there is a wall barrierSq Ft: 4400Beds/Baths: 9 beds / 9.5 baths Kitchen: 1 kitchen - I need to remodel it and build another kitchen for unit BLiving room: Non-existent - I plan on sacrificing a bedroom and knocking down some walls to make space for 2 common areas Zoning: Zoned as a duplex but currently a single-family home (not up to code)Year built: 1981History: Inspector says the house was "overbuilt" - The structure is very solid with no signs of damage.

In order of priority for insulating/sealing up a house, the doors and windows are first, roof insulation 2nd, walls 3rd and underfloor (in cold climates) is 4th.

For me it’s first person who can pass a back ground check by a third party, it is not a perfect system but does flush out a lot of trouble.I rented to 2 young men who passed a back ground 4 years back they did about $2500.00 damages smoked a lot of weed to the point I had to spray a degreaser on the wall then Killz it then 2 coats of paint.

Full Reno, removed wall from living room to kitchen.What was the outcome?

I've had similar issues with tenants that seem to forget they live in an apartment with shared walls.

Usually it was one plug per bedroom wall, no GFCI or arc fault.

The type of work done would not usually require a permit like replacing missing doors, painting, replacing faucets, replacing plumbing shutoffs and associate external hoses, adding plumbing stops to every sink and tub, repairing a steel fence (this took a lot of time, required core drilling and replacing retaining wall stones), glue top stones on existing huge retaining wall (should have already been glued as the wall has a permit as it is maybe 15' tall), fixing a garage door, adding insulation, adding drywall to existing framing, adding a closet, yard cleanup, repair the built in BBQ, change of many door knobs, etc.