All capex Items except the roof (was redone right before I bought it), flooring, paint, landscaping, toilets, faucets, light fixtures, door hardware, outlets..... you name it we probably updated it.

Consider the items above before you choose to not invest in you local market which also happens to historically be one of the best markets in the US.Good luck

You’ll find a variety of different business models among brokerages.

In some cases a tenant can even deduct the cost of repairs from rent, if the landlord doesn't perform after requesting repair on essential items require to make the property habitable. 

Just an itemized Scope of Work detail.  

This can take months and years to optimize so you have the most reliable companies.If you would like to discuss property management models, don’t hesitate to reach out.

If you look at each item individually VS all of them as a group it generally becomes clear what needs to be done. 

Sit down with the guy and draw up a new contract that is extremely specific and has everything itemized, including an exact finish date.

It is seasoned investors that can just tell a contractor what items they want. , colors, etc.I like the old beat up van!!!"

@Marian HuishOk perfect I figured that should be my business model.