The kitchen cabinets need to be painted, replace some of the flooring and maybe add a few can lights. everything seems to be cosmetic and would be about $20k.

Kitchen countertop, sinkInterior paint throughout the homeCabinet refinishHome 2.

Yes my two plans are selling for 40k profit or rent with a decent cashflow (but as of right now i would have 10% or $40k locked into the deal if i rent)Its a 2009 1300 sq ft that only needs interior paint, kitchen paint, and fixtures.

We did most of the work ourselves and had contractors do the big jobs (pool, countertops, exterior paint).

I've seen them call out roof repairs, foundation repairs, broken windows, chipping exterior paint, wood rot, etc.

I'm getting charged for appx 15-20hrs for cleaning alone (no paint/repairs). 

You just have to clean the ductwork at the joints to get the dust off, then you can wrap it in foil tape, or there is a sticky duct sealer that you basically can paint on.

Upstairs was recently updated, downstairs also looks decent, needs fresh coat of paint. 

We will have to do some renovations (kitchen, flooring, paint, etc) and we are talking with a few contractors in the area now.

The age of the home is not as important as the age of the major components of the home, the roof, plumbing system, electrical system, age of paint and other building materials that may have lead or asbestos, variable expenses can creep up and kill an investment.