Exterior paint, roof, windows, doors, some xeriscaping, and minor cosmetic updates in each unit (carpet, paint).

I talked to my agent and he is telling me:1) If it is a sewer backup - NOT covered2) If the tenant left the toilet running and it overflowed onto the carpet, then it might be covered.Has anyone dealt with insurance on anything like this?

Apartments also require a pro carpet cleaning and flea certificate at move out.

I wanted to do minor cosmetic repairs such as changing carpets, painting, and new cabinets (new cabinets were needed), and new appliances because they were needed as well.

The carpet came in at about 1.70/sqft installed from home depot.

Im 100% she wont steam the carpets or do any cleaning, she will just pocket the money because the cousins townhome was gross when they moved in as well and they actually had to use there own money to get the carpets cleaned.

We got the HELOC did the last of the repairs (roof, new carpet, new appliances and touched up paint.)

Hey Joseph -- In my experience, carpet is both more expensive to maintain longterm than other flooring options (due to the constant cleaning and replacing required) and tenants prefer the look of "wood" flooring. 

Southgate was the longest to rent , Graham/Strickland (jack britt) easy, Bingham was real easy but took the longest to rehab with two baths gutted and new flooring throughout and cabinets.Market rents were $950(2) and $850If you have the right property management with good rehab and not that shady crab people do like cleaning a 5 yr old carpet or put rolled vinyl in living area (stupid) and lipstick the heck out of it then it will be occupied. 

Currently, I have a few smaller projects on a couple of houses: carpeting/tiling floors, painting walls that contain LED paint, installing A/C and heating system, installing light fixtures, installing appliances, making sure electrical wiring is safe, installing recessed lighting, insulating/waterproofing medium size room in the basement.