I also painted a lot of very dark walls and replaced light fixtures to brighten the interior up.

Square footage is one factor, but also consider things like: does one room have more windows, higher quality flooring, better paint, a larger closet, a better location within the house, etc.?  

If I can estimate 1 unit, then all I have to do is to multiply times the # of units.So basic items like flooring, kitchen cabinets, painting, bathroom cabinets and bathroom sinks.

New windows, insulate, drywall, paint interior and exterior, flooring, bath & kitchen.

My dilemma is this:Stuck between using normal VA, $280k pp @ 5.35% and using $15k of personal investments (which I am really tied to because it wasn't easy accumulating) to fund cosmetic upgrades (upgrading floor to LVP throughout, resurfacing + painting cabinets, replacing counter tops with quartz, exterior/interior paint, appliances, and a new front door).

https://www.hunker.com/13412085/how-to-paint-limestoneThe product will only work as good as the prep work, but I've used Home Depot Behr basement and masonry paint.

The second appraisal required a list of items to be done, add hand rails to front and back steps (a common request), some other minor stuff but the kicker was he required me to remove some rotten wood from the shed in the back and paint the entire thing.  

Maybe have him take on some of the scope of work in the rental while paying subs to do the tedious tasks (Painting, tiling, flooring, etc.).

Plus, maybe up to half of the wood of the walkway is still in usable shape (other than the horrible layers of cheap paint).

Rotten windowsills and a little peeling paint almost derailed a recent closing.