Basic touch ups (flooring, paint, light fixtures, roof, and landscaping).

Spackle & touch-up paint can go a long way for a turnover if everything else is in great shape.Lastly, I would suggest that you possibly consider a different style of investing if this bothers you this much.

Other red flags were once my contractor was ready to walk the unit with them they showed up 20 mins early and said the contractor was still working and they didn’t want to disturb him, when the contractor said he was just doing minor touch up waiting on them.

If all it needs is a deep cleaning plus paint touch-ups to new scuff marks on the wall, I would give back the full deposit.

We also spent about $10k additional to improve our home and touch up themes, repair the pool table, add entertainment and A/C in our garage, etc.

The paint has been discontinued and touch-up paint will not work. 

Replacing lightbulbs, and all blinds (1-2 hours of work)Small paint touchups on trim (30 minutes-1 hour)Fastening a couple fixtures, not replacing (30 minutes)8 small drywall repairs (3-4 hours)Replacing 2 transition strips (1 hour)Replacing 2 outlet fixtures (30 minutes)Service mechanicals (1 hour)Replace fridge rubber seal (unsure)Replace bracket on vanity door, bathroom (30 minutes)

For unusual or extreme situations, you would charge the line item price plus your hourly for actual time spent.Individual line items might be window shades, window glass, toilet tank lid, toilet seat, towel rack, door hinge, closet door, outlet/switch, bedroom light, kitchen light, individual bulbs, ceiling fan/light combo, medicine cabinet, repair wall 6", paint touch up per 10' wall, flooring (by type), clogged or slow drain, food disposer, refrigerator bars, drip pans, stove burners, etc.

Husband is more comfortable getting a $150k-$250k SFR or a multiplex that doesn’t need much touch up in a A or B class area, whereas I’m very intrigued to buy a run down place for less than $15k-ish (use all cash so no mortgage), rehab it, rent, you know the drill.I’m aware most of those are in class C or lower areas, but my risk tolerance is ok with class C.

The apartment will show much better once this tenant is out, and you can touch up paint, clean and do the things that make a unit seem fresh and new for a prospective resident.