Through no intention of your own you might trigger an IMPLIED AGENCY situation with a seller even with no contract signed for a listing.There are customer acts that are ministerial and then there are client acts.

New paint, laminate floors, new cabinets, granite, new tile and finished the attick space to create a 3rd bedroom/bonus room.

GC was not budgeting correctly spending lavishly on too many personal items, and it started to effect his once loyal customer base.

Banks will ONLY do this if the customer complains (not automatically).

Believe it or not, my WIFE does most of the remodeling (drywall, mud/tape, ceramic tile, cabinet refinishing), while I do the heavy lifting, demolition, and computer work.  

Simple stuff like flooring, cabinets, paint, appliances.  

Tub 105, sink 60, toilet 160, medicine cabinet 120, fixtures about 200 and tile not sure on but did this bathroom floor 5x5 , walls and a kitchen floor 20x 15 for 600.00, misc 200.00.

@Jack Gray Well, the kitchen appears to have nice cabinets, maybe just change the knobs and a new back splash to give it some color. 

Simply set up your tenants as customers and everything else follows.

I will continue to treat my tenants as a customer that puts money in my pocket.