One paint color throughout.

.- I received a quote of $800 per room for basic touch-up painting in a 1,200 sq ft property—very high, and I have no alternatives since it’s out of state.- They charge extra for handling evictions.- One PM deducts $800 from the security deposit at move-out as part of their “policy,” which isn’t tenant-friendly or transparent.To be clear, I’m not saying PMs don’t add value—especially when I don’t want direct contact with tenants.

Scope of improvements included:Full interior updates: new flooring, interior paint, lighting, granite countertops, and updated appliancesAddition of high-demand short-term rental amenities: game rooms, custom bunk beds, hot tubs, swimming pools, and putting greensProfessional interior design and full furnishing to optimize guest experience and nightly ratesThese improvements were executed with the objective of maximizing long-term performance, increasing appraised value, and creating differentiated offerings within the Hot Springs vacation rental market.Refinance & Financial PerformanceUpon completion of renovations, we partnered with a local commercial lender to refinance the portfolio.Combined appraised value (ARV): $2,601,000Approved loan amount: $2,200,000 (cash-out refinance)After retiring the hard money loan, the transaction resulted in a net cash return of $300,470.51, which represents $118,181.09 more than our original down payment—effectively removing all invested capital from the project.TimelineThe full cycle—from acquisition through renovation and refinance—was completed in 174 days.OutcomeThe result is a portfolio of three fully renovated, amenity-rich lakefront properties, each now positioned to perform as premium short-term rentals with strong long-term appreciation potential.

I'm shocked that you could get a full bathroom and two bedrooms in an unfinished attic for $50,000, let along paint. 

Low income tenants will destroy your property As a Property Manager currently managing many Section 8 rentals I can confirm that there are tenants who will be rough on the properties they live in, that said this can be mitigated by using materials during the renovation which are durable like certain LVT, cabinets, and paint finishes.  3.

If it is an apartment, it won't take long to paint. 

At times, I’ve wondered if we’re late to the game, but a recent BP podcast about starting in your 40s gave me a fresh dose of encouragement.

One property we had to pull up the floor all the way down to the subfloor and paint with oil base kilts…. 

Once they see you’re documenting dates, photos, and sending formal notices, it almost always flips the power dynamic—they realize you’re serious, and most tenants get it together before you even have to think about eviction.If it were me, here’s what I’d do now:Start fresh from today.

The renovation improved the home's condition with updated flooring, interior paint, kitchen and bathroom updates, and repairs needed to make the home functional and appealing.