Just a window, a min of 70 SF plus the other dimension requirements, and a smoke detector.

Our entire lease packet includes: 1) The Lease; 2) 'House Rules' which are exactly that; they're a legal guide of what the Tenant may or may not due in/on a property and are reciprocated and compliment the lease and some of ours have sections which are specific to the property; 3) HOA agreement (if there is an HOA) pretty much saying that they are responsible for any fees in relation to any violations they carryout and their responsibility to notify us;4) Septic System Responsibility (if there is a Septic system), notifies them the schedule the septic system is on and that it will be prorated to the length of their stay, and also goes over a few prohibited items that should be used in a septic system5) Credit Reporting / Tenant Performance Authorization - it authorizes us and informs them that their payment history may be reported to credit bureaus and that we may also report to tenant performance to tenant monitoring agencies.   6) Settlement of Charges Guide - We openly let them know from the beginning what the average charges are for some common items such as patching drywall, replacing doors, windows, etc. 7) Lead disclosure form We typically sign most of our Leases online, it makes it easy on the Tenants and seems to be a bit more enforceable since it is traceable and creates an audit trail.

The back story was he was a developer who lost his window to flip the property when the crash came. 

Once again main items (roofing, floors, water/sewer, doors/windows, heat).

Purchase price: $420,000 Cash invested: $300,000 Sale price: $900,000 Demolished 750 sq ft 1947 cape and built 2 story 3200 sq ft with 2 separate Hydronic central heating and cooling systems, 200 amp electrical service with ARC fault breakers. all Andersen 400 casement 3x5, arch and picture windows.

Trim, doors, finishings, windows, etc.

I had one contractor doing mostly everything with no help.Here’s the breakdown of what I spent:Management/Permits: $2000Cleaning: $340Painting: $4200Doors/Windows/Trim/Carpentry: $800Electrical: $1900Plumbing $1200Cabinets $700Countertops: $850Flooring: $2800Appliances: $1900General: $3000RENT:I found a tenant in the first couple of weeks and rented the location for $1000.

If a window unit or central unit goes out (and they will) that will eat up expenses pretty quick. 

I was planing to take down couple walls as well, replace windows.

The original exterior egress window is still in place and just looks into the dining room, but now this is no longer an exterior egress window.