(No structural changes)Repair rear deck and front porch to usable condition and paint apr. 250 sq ft total (remove & replace 4, 2x6x8 deck boards)Floor repair where needed near back door (attach 3 2x10x8 floor joist to existing floor joist to reinforce soft floor) install new subfloor in area of repair.Drywall repair for bathroom, closet, laundry and master bedroom areas where needed (up to 200 sq ft with knockdown texture)Skim coat areas of house with dated wood grain style texture and re-texture where needed (approximately 1200 sq ft) Install bathroom vanity, sink, hardware etc. (36" vanity)Install kitchen cabinets (8 base, 6 wall)Install appliances (dishwasher, microhood combo, electric range, fridge)Install new plugs and switches entire house (14 switches, 4 GFCI, 36 grounded tamper proof plug ins)Install all light fixtures interior and exterior (15 total)Install counter top for kitchen (white quartz slab / granite or tile 32 sq ft "never formica for our flips")Paint interior walls and ceiling one color and trim one colorInstall interior doors (pre-hung 6 panel @ 10 doors)Install interior trim base, window and door trim (approximately 1200 L/F)Install windows where broken @ 2 (24x24 bathroom window, 36x60 bedroom window)Install all flooring, carpet (500 sq ft) laminate (1,000 sq ft) sheet vinyl (100 sq ft).

Originally posted by @Matt Hoyt:@Rosston Smith Oh you know just some of the worst investments you can think of: a boat/jet ski, a plane and a second home.

Roots had grown into the pipe when The plumbing company jetted and took the camera down there, they discovered one of the pipes has a hole.

We skim coated the basement walls because they were textured.

@Paul Winka i do believe there is always places to find value adds.some of this depends on the price point you're trying to match, the area, and how you accentuate and market it. you would do something different in a million dollar house -vs- a 40k house.typically flippers asking the questions fall closer to the lower range, therefore my answer would relate to those. your target demographic is probably a new home owner, and with that, you want to show them a few 'sparkly' things. don't go crazy, but a little pizzazz will make your property stand out. and you want that in the kitchens and bathrooms. add and extra $500 here and if done correctly, get a 'potential' $5000 in the back end.you may be able to add a deeper tub, or get one with jets. matching nickel plated fixtures. if you don't have room for a separate shower, then add something as simple as a curved shower rod.  

One of my concerns when buying it, but hopefully the living room will make it up for buyers.Texturing living room TV wallI need to get rid of this texture!

The texture on the ceiling and some of the walls were a hard plaster, which was a pain to scrape and float, all without any heat (the hvac was being replaced.)

The wall behind the old mirror didn't have too much texture on it but I didn't re-texture it to match as the new mirror was about the same size as the old one and that area with little or no texture was not visible.

And many turn key buyers bought 4 props at once with as little as 5k total out of pocket and then got 5 to 8k cash back per file.. so they got their 5k back plus 30 to 35k in refi proceeds that were intended for reserves.. ( I think most of that money went to buy a jet ski LOL)..

Do the math.Yes taking money out of your retirement account is a sin for most people.Just make sure you don't buy jet skis and put it in cash flowing assets like rentals or syndications.