You have a range of color choices, often about 5, to choose from when repainting.

So, painter ($300, they had poorly repainted the trim around the doors and windows), cleaners $180, carpet cleaners $145, new mini blinds $80, lost rent $950, and a fair bit of time just dealing with everything.

You might consider dying it a darker color after it's cleaned but all the spots don't completely come out.Also regarding the painting, you might be able to address some of the needs by adding an accent wall instead of repainting the whole room.

As an investor I’d rather replace a broken air conditioner and pool filter than having to install new flooring, granite counter tops and repaint the entire home ….

Individual boards are pretty easy to replace, and you should be able to find matching replacements at Lowes.Whatever you do, you may be looking at a repaint.

It may be faulty logic from a pure dollars and cents and ROI standpoint, but as I only have this property and 1 other 1 bedroom condo, I have the time and ability to do the repaints (2 colors), etc etc.  

Have you repainted?

If so, did you keep the rehab budget really low, like just repainting the cabinets, or did you do a full renovation expecting to get a much higher price per foot that.

It needs some updating, primarily an interior re-paint and a new range.

So with some remodeling to do and needing new tenants I decided to hire a property manager sooner than later.I interviewed a few companies and settled on one, and while I can't find a lot of reviews online at least this one didn't have any negative reviews unlike the others I talked to.So I had him do the remodeling, which was basically just repainting and replacing the carpets with vinyl flooring along with a couple minor repairs, which took two months total for both apartments.