If it's beyond normal, do I just charge what it costs to fix it or do I have to discount the cost for "normal wear and tear"?

How much would something like this cost?

She called it a cash offer, but included a letter from her hard money or private lender (same thing, really) stating the lender is good to go with the deal, the lender has plenty of liquid cash, the buyer has his 20% down payment and cash for closing costs, and there is no financing contingency.3.

If you sold the quad there are costs involved, and then you have to find somewhere else to live.

.: @Michael Tompkins get a HELOC I suppose a HELOC makes more sense than doing a cash out refinance since I would keep my current interest rate and wouldn't have to pay closing costs.

For example it might cost $3,000 to repaint an apartment and that is a charge for the landlord, but to repaint the wall after you left it with patches is about $200. 

Rehab starts in my third property in 3 days.So I am a fan of The Flip Secret. but I recognize the cost is significant, and everything you learn can be found in other places.

Having to add it later would prove even more costly. 

I would also have a good appraiser to an ARV apprasial so you know the numbers all work  IE land costs and build cost and then there is significant equity still there. 

Quote from @Richard Hoyte: What is a good and or acceptable amount of money to have saved up before buying your first rental property I'm aware this can vary depending on the state/area but is there a rule of thumbThank you ahead of time  Hello Richard, Your down payment amount will have a lot to do with this.If you are going with the minimum downpayment of 3 - 3.5% , you'll want to have at least a total of 10% of the purchase price (to also account for closing costs) + 6 months in reserves.