In Charlotte, NC and in Charleston, SC, we have such an extreme lack of inventory, especially at the lower end of affordability- seller's aren't giving up their 2.99% interest rate to downsize and pay more for a home with a higher rate, so they are staying on the sidelines. and Builders cannot ramp up fast enough, and are being very cautious due to interest rates, coupled with inflation, where their goods and services also cost more to build homes- and, after 2008-2010, where many got burned, and badly, they are super cautious.

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?

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. 

We have had Bad deals, that we still made a lot of money on, because of our financial analysis and looking at potential cost over runs, occupancy slippage, locked in interest rate, and market rate slippage.