Before I go look at a new prospective property, I already have a "rough" estimate of rehabs assuming it needs the majority of what the properties I buy needs - floors, kitchen/baths, HVAC, electrical upgrades, etc.

I recently picked up a Blink system - it's pretty good but a blue LED light comes on when the recording starts and cannot be disabled (you can open it up and put a piece of electrical tape over it though).

So now you've gone thru the "cosmetics" Kitchen remodel/bath remodel/opening up the floor (and don't forget the cost of the "supporting beams") , new flooring, paint, smooth ceilings; don't neglect the structural aspect and exterior - electrical upgrade?

A few days after closing I called the oil and electric company and had the utilities put in my name.

Is the electric grounded?

Obviously it's not fair that a single person in 1 unit could be paying the electricity for the 6 people that live next door.

You can never get rid of all the bugs, but you can have much less headaches along the way.

I couldn't lay a piece of tile 3 years ago, holes in dry wall scared me, and bugs...don't get me started.

In general, the cosmetic stuff that buyer's can see are the easiest to fix and give the largest value increase vs. infrastructure that is not seen (roofs, electric, HVAC, etc.), so something with "good bones" but dated finishes, ugly, dirty smelly, etc. and priced accordingly will tend to offer a better return.

Your designer then will walk the property and they create a scope of work with materials, what to change, and what to update (electric, HVAC, plumbing, etc).