The intangible piece of this is how absolutely cup-filling and rewarding it is.

He can flush 1/2 a cup full of CS once a month as he is leaving for the day. 

I may offer to split it half way for the new toilet and it becomes a fixture of the house that stays when she goes.  

Plumbing fixtures are Moen / Delta and fiberglass tub / shower base and surrounds.

Updated doors, locks, toilets, and light fixtures if necessary. 

Are you including furniture and fixtures, equipment and other personal property?

Immediate rennovations included replacing plumbing fixtures, cleaning out the main drain, taking down some tree branches that overhang the neighbours / power lines (we did that ourselves), fixing / installing screens in all of the bedroom / kitchen windows.

We have had reoccurring sewage issues with maintenance going out multiple times to fish out tampons, hair weaves, child handcuffs, razor blades, red solo cups, etc.  

Learn by doing - floors, drywall, paint, fixtures, locks, simple plumbing and electrical.

So with that being said, as a new investor, just ballpark the cost this way for a house that's less than 1500 sq ft:1. light rehab: flooring and paint (10-20k)2. medium rehab: light rehab + appliances, kitchen and bathroom, windows and doors, builder grade light and plumbing fixtures (50-60k) 3.