GC's will charge more for working in the city... parking, parking tickets, the higher insurance, limited work hours, etc that all adds up and so you can expect to pay more than outside the city.If the apartment needs updating then you can certainly add value by renovating the kitchen, or bath, or refinishing the floors, swapping out some finishes and fixtures, or even just painting.

See the Zillow link for the property below; interior is only 2,000 sq. ft not 2,556 (2,556 includes the garage)https://www.zillow.com/homedetails/600-N-13th-Ave-...Work for this house would include turning it into a 3/3 while leaving the existing 2 car garage, 3 brand new bathrooms, remove the wall separating the kitchen from family room, refinish and/or replace kitchen cabinets (countertops will be reused), replace all exterior doors and windows with new impact glass, new HVAC system with duct work, minor electrical (high hats, new fixtures, inspection repairs), paint, new casing/baseboard, and maybe new interior doors.

Perhaps light a fire and motivate him a little!

Wires hanging from the ceiling in the master bathroom and no lights in the bathroom.

I would immediately file eviction on this idiot the second your attorney gives you the green light ! 

Personally, $100K seems light.

In this case, "effort" meaning having you to light or substantial rehab. 

So what you need is to try and find off market properties or those only lightly marketed so there are less eyeballs on them.If you find the easily found properties then of course the sellers are going to want to get the most they can it's human nature.

If it’s a dark color next to a light color I will use the painters tape that seals extra well.

I had a uniformed fire inspector say that a unlit range pilot light could cause a carbon monoxide condition!