If it's on the south side best bet will be getting it rehabbed mildly (new counter tops/sink, update bathroom, repaint the place, etc..

@Matt Morand In our experience, the costs to turnover a unit are directly tied to the class of tenant living in the unit and how long they have lived there.If you are dealing with lower C and D type areas you can expect at minimum to have to repaint the entire apartment and any carpeting every time someone moves out.

If the painting looks good, I would leave it, and consider switching to your PM's recommendation when you need to repaint next.

Its going to come out closer to $200 when you factor in long term items and tenant turnover costs such as re-painting any damage, etc. 

Then I got a notice from the city forcing me to repaint the entire house during high season. 

I had repainted the floors felt with hot water heaters and broken hvac systems. 

What does the fact you had to re-paint and replace carpet due to a water intrusion issue have to do with the plumbing issue that’s the focus of your post?

-inspected crawl space -replaced wood deck rail that was rotted and re-painted deck (last painted 3 years ago)-soaked shower heads in CLR-added fresh sand in paver patio-changed home air filter and left new renters with 3 new filtersAnything else you do regularly to your rental properties??

As a former painter, there’s nothing worse than having to repaint after some idiot did a crappy job the last time it was painted.

The tenant just moved out: the yard is overgrown (past my knees for about 70% of the yard and taller than me in some places), they left a truckload of junk behind, the carpet that was brand new at move in is stained, and about a third of the house needs to be repainted after all of the necessary drywall repairs.Your local landlord association or REÍA should have a checklist template for rental inspections that you can use as a template.