The prices may not be right for you, but at a minimum get some feedback from a local guy who buys a lot for quick turn and buy & hold in both California and out of area.When you talk to local guys, be sure and ask if they have some time to spend with you either on email or over a cup of coffee or something.  

I figured if I could get it at $115,000 I could repair front stoop, paint, carpet, repair small drywall holes, replace a few fixtures and pay realtor fees to sell and still make enough to satisfy me for my efforts.I made an offer of $101,000 with $500 deposit to HUD.HUD countered stating "minimum acceptable net to HUD offer amount for this property as $133,875".That was too much to make any profits so I sulked and waited a few days since that was over Thanksgiving.A few days later the HUD website shows HUD accepted an offer at $112,800.So my question is -- are the HUD counter offers meaningless?

if you are using the standard hawaii association of realtors rental agreement then if you look at R5 maintenance it states that they are responsible for maintaining the property and repairing any stoppages in plumbing fixtures or lines and any damage cause by them.  

My mindset (that has worked well for me so far) is make the house cosmetically attractive as far as the usual paint, flooring, fixtures, landscaping, trim, cabinets, ect.

The ones I listed above are all 1.5 or 1.25 gpm (half a traditional showerhead).We have had buildings where, after replacing fixtures (low-flow toilets, showerheads, faucets) we have reduced the water bill by 40 - 50%. ... one was over 60%, but we had also replaced the laundry units.

She negotiated a discount on vinyl plank flooring from GED's floor store, bought all replacement doors and some light fixtures at the Habitat for Huminaity Restore, and all appliances came from Craigslist including a like new dishwasher for free that someone just needed to get rid of because they upgraded to stainless.

Atkinson : not my cup of tea

You should come pay a visit, I would be humbled to grab a cup of coffee and show you around this great place.

It is not everyone's cup of tea though.

This is not including the cabinets and quartz countertops  and new bathroom vanities just under $8000 (all in-stock), faucet fixtures, and new kitchen appliances.