I've visited the property and repairs are minimal, only including new appliances, fresh paint, and carpeting.

ALL of them are hard to operate, mostly painted shut, worn out tracks, or missing/loose handes.

We move our paint into heated storage for the winter (Northern Idaho), but we have stored glue strip Allure in an unheated shop without any problem.   

Stain or paint?

Well I learned not to be in a hurry the whole inside of the house today, primer and paint. lighting started getting bad about the time I started painting, I now know the primer was much thicker.

(Fresh paint on all walls, doors, trim, cabinets.

Your typical repair cost will be turn over costs like, cost of paint and painter, small leaks, faucet issues, carpet replacements, windows issues, locks and lock outs.

This is what I have done to the property and what's next.Bought at; 77,500$ (4bed/2baths) Rehab budget: 10k (but since there were major unseen problems pushed it to 13k)Closing cost; 780$Lenders fee: 7% of 100k he let me borrow so 7k Buyers agent fee: 3,500$ (3%)ARV; 125k (I will try to sell at 130k since it did not get flooded by Hurricane Harvey )Holding = 3,000$ ( 6 months holding) Profit= 17k-25k This is the work the house needs and some that I had done and what it cost me.Foundation lift (28 wholes)   = 4,050$ (done)Plumbing (while the lift pipes broke)  = 1,200$ (done)Driveway                  =2,000$Kitchen                    = 1,200$  (halfway)Roof rot repair         = 500$ (done)(did not replace the whole roof since it’s in fair condition)Laminate Flooring   = 400$     (done)Restrooms               = 800$curb appeal             = 500$Paint                         = 200$    (have it)hardy planks            = 100$framing/sheerock   = 300$      (done)bass bord                 = 250$    (have it)fans                           = 100$   (done)doors                         = 450$  (done)Helper =                     = 180$  (halway)total                          =  12,230$ left                              =770$Most of the work I’m doing my self with others except foundation, plumbing, kitchen.

Once the tenant moves out ill be going in to redo the kitchen, bathrooms, painting etc. 

Every year one more house on Holton has a fresh coat of paint, a new porch, roof, landscaping etc...