The roof, guest house, appliances, and windows are all brand new. 

Smashed doors, windows etc) the bill will be send directly to the tentant.

addition of insulation and new windows will decrease utilities and insurance, for example. the neighborhood is moving up up up - property value will only rise. 

But 1) there is likely to be long term rent and market appreciation 2) you will have equity pay down.  3) If there was a good rehab done, many of the bigger cap ex items will be years from now (new or like new kitchens, baths, windows, HVAC, flooring, paint, etc.). 

For that square footage, a 1.5-2tom is probably what you’ll need, but depends on insulation, windows, sun exposure, etc. if you find a company who works a lot in that area, they’ll probably know what’s appropriate.

New windows and appliances

People will also steal from these homes, leave lights on or windows open, and generally mistreat the property.

Looking for a general contractor in the Atlanta Georgia area for kitchen/bathroom windows rehab.Any recommendations?

As soon as there’s a tiny crack, usually around the windows, water gets in and rot rot rot.

I'm looking to Refinance my property before 6 months, does anyone know any lenders in Memphis or that lend there that do Cash-Out-Refinance before the 6 month window?