.- more upfront cost but it may be worth replacing toilets to low flow ones that use 1/3 the water.- less water usage = less in the sewage = less water and sewage expense.

I'm a GC experienced with remodels and new construction. 

Think painting, some flooring, replacing vanities/toilets, putting in some insulation, replacing P traps under sinks, potentially hanging gutters, etc -- and general around the house help.Are there tools you simply can't live without that make specific jobs you always do yourself much easier?

I invested cash and my return has been quite good.I have not had HOA issues or assessments although I keep a large rainy day fund in case it comes.I did have competition from other units but I remodeled a tad higher taste (just a good combo of construction materials, nice colors and good workmanship) that appealed to the aspirational side of enters without screaming expensive, nor being expensive to me.I rented all units in a matter of days.

Light fixtures/Fans - Count how many of each and give your self a high number per fixturBathrooms-New toilet necessary?

The house was built in the early 1900's, so it needed a complete remodel, at least that's what our buyers were saying.

A good portion of my daily job responsibilities over the last 10+ years has been in estimating remodel and custom home projects for contractors, homeowners and landlords.  

Because of all the bad experiences, I had contracted him to just do the upper unit bath remodel to see how things went.

Alterations in buildings built before 1978 are generally (if not always) regulated by the EPA:http://www2.epa.gov/lead/renovation-repair-and-pai...If you simply want to know whether the building has lead paint in it you can purchase lead paint test kits at Lowes and Home Depot.You'll also have state specific regulations governing remodeling/renovating activities and licensure.

The home was built in 1952, so remodeling with lath and plaster walls was the worst part.