Value add opportunities include: - Upgrading light fixtures and switch plates - Upgrading drawer pulls and cabinet knobs - Using a two-tone paint scheme - Improving landscaping - Improving exterior lightingYes, that's right.

I did the simple stuff myself - paint, tile, wood laminate, gently used appliances, fixtures, ceiling fans and I contracted a few items like repair of a split floor joist, electrical short and a few plumbing problems. 

Tenants always calling the buildings department just because of a clogged drain, police running in and out looking for that gang member child of your tenant, kicking in doors, people stealing light bulbs from the common fixtures to use in their private areas, removing smoke detectors from inability to control cooking smoke, the day of the building inspection, so now you are fined for not having smoke detectors, not using trash bags in the trash containers, leaving furniture in the yard.

I know as a landlord what I would tell her .. buy it yourself if you want it that bad ..does she want new marble countertops and stainless fixtures while she’s giving out demands ?

Then make a work list for each room and a line item for repairs like:Demo  Cost $ ______ Time - Days ______ Electrical Cost $ ______ Time - Days ______ Sheet rock Cost $ ______ Time - Days ______ Paint Cost $ ______ Time - Days ______ Fixtures Cost $ ______ Time - Days ______ Window Coverings Cost $ ______ Time - Days ______ and so on etc and there are plenty of places to get a blank list like thatGo around inside and out side, (roof, siding, foundation, septic, fencing, landscaping and so on)You should have a sheet for each room of the house and at least one sheet for the outside.Then you add carrying costs, Cost of money, Costs of Pizza for the guys to keep them working, etc, etc, etcThen you add it up and subtract from what you think it will sell for. 

Remove popcorn ceiling, add granite top, kitchen bath fixtures. and leave kitchen cabinets alone.

I rehabbed a house last year that was built in '68, spent about $1000 putting in a 200A panel and replacing all outlets and light fixtures in the house...got a family in there now with three kids and all the usual TVs, games, computers, etc.

The areas with cashflow usually aren't really my cup of tea

I re-modeled the kitchen, bathroom, all bedrooms, living room, new light fixtures, etc.

How/where do I add fixtures?