Right now I need a drywall guy to close up some walls we had to open to fix plumbing leaks.

I'm not sure how your property lays out but you could run a wall down the center of the building and then put walls up from center to front and center to back separating into 30x50 units and let the tenant build out to their needs.  

I define lipstick as anything that doesn't require replacing mechanicals, opening up the walls or putting on a deck.  

I would like to get renters in asap since rents seem to get lower starting sept and then i'll have to wait till summer. the townhome does require cosmetics improvement - carpet replacement, paint on walls, getting a few new appliances but nothing structural.I can either show the property as-is and tell would be renters we'll get everything fixed or fix it up and then show it to a smaller section of renters (since some may have booked somewhere else).

Retaining walls are a beast. 

Underpinning the basement walls and then digging out the basement to get to 8' ceiling cost almost $20,000 all together and to a long time to complete. 

In fact, Fortunebuilders was hosting one of their events next door during this event and we could hear the hype through the walls and they were hard pitching people in the hallways to spend ~$33K for their program.

@Darrell Shepherd - Oh yeah, for the average home buyer, problems like messed up sheetrock, broken windows, graffiti on the walls...that chases them the hell off.

He took readings of the moisture content in walls/floor in every room in the house.

I followed the standard ARV x .7 - repairs = MAO, and it is turning out just fine.We ran into issues, like the house not having insulation (no way for me to see that until walls are opened up)Main water line had a leak (again can't see that until it's inspected which I had to close quickly)The ceiling fell in, the floor fell in, studs were rotted, but I overestimated my repairs and it will turn out fine.