-Approx. 1100 sqft-3 Bed/ 2Bath- Split floor plan-2 Car detached Garage- Steel construction-In good shape structurally, could use interior paint on walls and cabinets. 

My equities and bonds are as exciting as watching paint dry.

Looking for a good general contractor in that area, as well as plumbing, electrical, roofing, handyman, painting, etc.  

Counertops, kitchen floor, paint, .. how are capx?

If they can get granny to think it's going to cost $5,000 to paint the kitchen then all well and good, let's just dig some more into granny's pocket. 

.- Closets: sweep, mop or vacuum- Floors: sweep, mop or vacuum PaintingUse drop cloths to protect furniture, floors from paint -Protect and mask necessary finished surfaces including door knobs, hinges, bathtubs, showers, cabinets, electrical outlets, fixtures and windows-Caulk all joints at doors casings and jambs in order to maintain a sealed surface-Caulk all joints around the windows where the window meets the drywall Patch and/or repair of minor wall and ceiling blemishes prior to the application of paint-Apply primer coat-Apply 1st and 2nd coats (Two-tone paint available)-Remove all masking from doors, windows, baseboards , walls, hinges, floors, etc.

@Jay HinrichsI've estimated $100k.  4 of the units need total updating, the remainder need appliances, paint and carpet.

The interior walls were painted with Benjamin Moore Revere Pewter, I think I'll be sticking with that color in the future. 

For example, ceiling fans in the master bedroom and family room, improving the curb appeal and the front entrance area, fresh paint, etc. 

I would suggest to any landlord in any state to have tenants sign this, along with a lead-based paint disclosure.