Full cosmetic - Floors; paint; appliances; kitchen & bath.

I repainted the interiors, landscaped the yard with drought resistant plants and a drip system, reconfigured the fencing to separate the two units for better privacy and yard space for both, and added a concrete deck for the ADU.

@Danual Berkley It could have been rented as-is but we put in a fresh coat of paint and made some repairs to the porch railings due to safety concerns. 

Needs to be gutted, needs new roof, new hvac, new windows, new drywall, fix water damage throughout, rebuild an addition, add a garage, add a 2nd bathroom, new flooring, new kitchen, new appliances, paint, landscaping, redo driveway, redo layout (used to be a triplex but is now sfh), remediate sinkhole, replace asbestos shingles with siding, upgrade electric from fuse box, replace cast iron pipes throughout, put in a pool. 

It also historically has been quite recession resistant. 

If the building is built prior to 1978 has it been tested for lead paint (twice as important if there are children)4. do they have a trampoline or pool in the yardThose are a few items to add to your checklist as you do your walk through.

Repaired and painted fencing; repainted and repaired exterior where needed; lawn care; interior paint in all bedrooms and bathrooms; small repairs within interior; added hardware to kitchen cabinets; removed insulation from crawlspace and added vapor barrier; flashing and siding repairs; removed junk from yard and exterior building...

New floors and paint in the kitchen.

@Antonio Cucciniello if you can stand to live with roommates I think you’re best off finding an undervalued SFH that just needs some paint and flooring and renting out bedrooms.

We are completely surrounded by traditional row crop cotton (RoundUp, Dicamba/2, 4-D, and other herbicide resistant GMO cotton!)