I gave permission in writing for tenant to replace the side door of garage with a door of her own with a window ac unit as she does craft and needed garage air conditioned. the original door was replaced but there were severe erosion on both the door jamb and walls which were not painted or repaired.Damaged blinds, no cleaning done, including floors, stovetops nor oven, nor fridge.

The major problem that we have is that our landlord also operates an appliance business in their back yard (which is super noisy and constantly smelling of chemicals and spray paint), and when we've asked for repairs, they simply send in their appliance guys who half-*** the repair job, and a month later it's broken again anyway.

I bought 136 units at a 6.6 cap on actual T12 and then put on all new siding and paint, upgraded all of the interiors, replaced a boiler, installed more carports and a bunch of other misc stuff.

Such as the having the IRA-LLC buy a can of paint that you subsequently used for a personally owned property. 

-Turn over costs; paint, carpet, cleaning?  

ok...so i let the PA expire...sent a message to the seller that I am not interested in it at that price, explained the city has condemed it, and put it on the blight list, and that i have an appraisal stating its valued at $15k with $10K in repairs needed...I offered them $3500..but am thinking it will be about $5k....decent price for a 4 unit 8 blocks from a university...needs paint, doors, flooring, and 3-4 windows...

Does anyone have a recommendation for an interior painting contractor in the Katy, Tx or Cypress, Tx area?

As a SFR investor, every vacancy will cost you 1-3 months in lost rent and $3-4K in carpet/paint and repairs.  

@Nick Britton,  I'm weary of section 8 because of the inspections, not because of the tenants...i had an inspector tell me to fix stuff like painting the attic while that is NOT part of the tenant's space. 

tear any carpet out, open the windows, paint the affected subfloor and wall areas with Kilz original.