So Baloons are not to be taken lightly, even baloons that are 10yrs out. 

Assuming you don't need to update the rough plumbing/electrical/HVAC, and depending on the types of contractors you use (but assuming you self-manage), you're probably looking at:- Demo:  $200-500 - Dumpster:  $200-300- Tub/Install:  $600-800- Vanity/Install:  $200-300- Finish Plumbing/Fixtures:  $200-500- Tile/Install:  $500-1500- Toilet/Install:  $200-300- Paint:  $200-300- Flooring:  $200-500In total, that's $2500-5000.Obviously, it will depend on specific materials and the specific contractors, but for mid-range materials and given your location, that's probably a reasonable estimate.Also, you didn't mention new lighting fixtures, new window(s), new door or anything else, so those might be additional costs to consider. 

I have not had a tenant issue (sample size of two properties and I just purchased one so take it for what it's worth).More important than my opinion, my property manager on the ground is very conservative and green lights this neighborhood all day which is a good sign.

The building is pretty dark at night, as many of the lights on the building aren’t working.

Hopefully some of you can shed some light on this topic for me through your own experiences/knowledge.

If the previous smoker was a heavy indoor smoker (probably the case in light of the lingering smell) then the odor can penetrate sheetrock more than most people realize. 

Basic updating: Laminate flooring throughout, Bathroom and Kitchen tile, new light fixtures and switches, cabinet hardware, new vanities.

Something beige, off white, light gray seems pretty acceptable.

Not everyone is crazy enough to self manage like me lol Just last light I had an instant book. 10 minutes later they’re giving me this long speech about how amazing their dog is and can they bring him with.

Bristol, CT 2-family deal diary updateSince the last update, we have gotten a lot of work done on the 2nd/3rd floor townhouse style unit:All of the painting on both floors and the common area is completeAll of the flooring has been done outside of 1 of the bedrooms which will be done todayThe 2nd floor re-work is complete, we added a bedroom and opened up the dining/living areasThe remodel of both bathrooms is now done alsostainless steel appliances for the 2nd/3rd floor unit have been delivered & installed**progress pics below**As far as work remaining on this project as a whole we have the following:flooring in 1 bedroomfinishing touches to flooring (trim, etc)put blinds, light fixtures, outlet covershave the unit cleanedoutside touch up painting and yard maintenanceAfter all of this is complete we should be able to list.