It has all kinds of new stuff in it and only needs some paint on the inside and then it is ready to go.  

Says need to replace the toilet they would charge a percent of the price of the job@Brian MathewsWhat about recarpeting, paint, fix up a few wall, install a few lighting, repair a few cabinetHow would you classify these?

It would be different if he was a paying tenant who wanted to paint the master bedroom blue instead of the existing white, or who lost his job at a plant and wanted to improve your property for rent. 

also make sure you are covered on lead based paint if the house is older.

Paint ($750)Subtotal $11,50010% contingency ($1,150)Total $12,650Reduction to only adapt existing HVAC system ($2,500)Revised Total $10,150I think the HVAC system is a big determining factor of this decision.

Pictures and perhaps even reno ideas or trends in the neighborhood will help paint the picture for the potential buyer.  

Do you just need to put lipstick on a pig-ie just painting and sprucing it up? 

 * New ceramic tile throughout downstairs, front and back landscaping, interior paint, granite countertops, new HVAC, new blinds, built in entertainment center.

With a home built prior to 1978 I would assume that there is lead based paint.

This weekend, they came to my place to check on closing an electrical permit (which btw was never closed on a $23,000 project because I had dried PAINT on a couple plate covers) and somehow made their way into my bathroom sink.