I don't want you to send in a Painter to paint the walls WHILE I am trying to clean the carpet, and then ask me why that's not a good idea.

Landscaping added enormous appeal to the exterior and painting the existing aluminum siding made a statement that this house was back to its former glory.

Make sure it is fully functional; VERY clean, including windows and screens; and a fresh coat of interior paint if it is at all tired or multi-colored or just "lumpy".

Square footage is one factor, but also consider things like: does one room have more windows, higher quality flooring, better paint, a larger closet, a better location within the house, etc.?  

If I can estimate 1 unit, then all I have to do is to multiply times the # of units.So basic items like flooring, kitchen cabinets, painting, bathroom cabinets and bathroom sinks.

New windows, insulate, drywall, paint interior and exterior, flooring, bath & kitchen.

My dilemma is this:Stuck between using normal VA, $280k pp @ 5.35% and using $15k of personal investments (which I am really tied to because it wasn't easy accumulating) to fund cosmetic upgrades (upgrading floor to LVP throughout, resurfacing + painting cabinets, replacing counter tops with quartz, exterior/interior paint, appliances, and a new front door).

https://www.hunker.com/13412085/how-to-paint-limestoneThe product will only work as good as the prep work, but I've used Home Depot Behr basement and masonry paint.

The second appraisal required a list of items to be done, add hand rails to front and back steps (a common request), some other minor stuff but the kicker was he required me to remove some rotten wood from the shed in the back and paint the entire thing.  

Maybe have him take on some of the scope of work in the rental while paying subs to do the tedious tasks (Painting, tiling, flooring, etc.).