Our firm is primarily made up of EA's (enrolled agents) who specialize exclusively in the study of tax law and representation (basically if you get audited they can defend you in tax court).

Does the tenant expect crown molding and plush carpet for a high rent rate area or do you need to put in carpet that stands up to use and abuse??

Those are some we use up in New York.

A lot of newer investors get hung up on the items you mentioned.

I have also used proceeds of a HELOC to fix up and repair some properties too

Countless great connections made through BP - keep up the good work @Scott Trench! 

Itemize the damage factoring in their lifespan and see what number you come up with. 

Just want to be prepared for the worst scenario if we end up in the eviction court.

I tried to look you up on meetup, but could not find you. 

They also offer group pricing for up to five members.