Find items that interest you and flip them online.

They won't know until it's closing day and they're hit with a line item they don't expect.

Say you end up getting a few thousand under ARV estimate and an item comes up during rehab that costs $3,000.

Our renters insurance will cover cleaning our personal items, but not the house.

If the items you mentioned haven't been looked at during the last year by your maintenance team (or you) then even more reason to address them now.

Also, dated items you can change cheaply like cabinet hardware, doorknobs, light fixtures.

@William Chrisman there are many things to consider but the big ticket items are:@ property management fees@ salaries@ utilities @ insurance @ repairs & maintain@ admin & advertising @ reserves (I usually use $300/unit/year unless the property is older or in bad shape)@ property taxes (based on PURCHASE price and not current costs)All that does not include initial rehab budget if needed. 

Most of the items will be fix by me and friends and family.

Tax roll is $109K which to me is a good baseline to offer minus big ticket items listed above.

If I learn more about the value of miscellaneous items, I would be interested in flipping thrift store items.