I have in-house management that does all of the design, clean up, ordering, set up and licensing with the city.

What I would recommend is to prepare a 1 page "scope of work" which would list the general items that were replaced and an approximate cost.Something like:KITCHEN - Total $17,000.00Replace all existing cabinetry with Maple Cabinets = $8,000New Granite Countertop = $4,000.00Stainless Steel Appliances = $5,000.00MASTER BATHROOM - Total $5,000.00Replace all existing tile and fixtures $5,000.00LANDSCAPING - Total $3,000.00Spring Cleanup and thatching, seeding etc.. $500.00Paver walkway installed $1,000.00Outdoor lighting replaced, re-wired $1,500.00I think you can get the idea from this.

Weekly mowing in growing season, monthly mowing in winter + fall cleanup averaged out to be almost $300/mo for us.

Or would it be better to pay it outright, depleting my savings, but getting a property that actually cash flows in todays market?

The law says: If you are the owner than you're responsible for the cleanup.

Denying application because of pet is not about discrimination (man they abused this word so much), it's about who pays for the cleanup cost.

My wife and I toured the home today, and while she agreed that it would be nice to have the laundry upstairs, leaving it in the basement was okay, as plenty of people are fine with such an arrangement.So, we've decided to leave it as is and clean up and paint the basement.We're also going to do exit interviews with all tenants in all rentals, and try to learn why potential tenants passed on a given home to be sure we aren't dropping the ball.Rob

We are still in process of solidifying hard money financing to rehab...some minor title issues to cleanup.

Amazing how when anything else breaks or leaks you call me, but you replace the faucet yourself because it's "leaking" and you end up making it leak and expect me to clean up your mess.

To make things even better I am positive my buyer will also make money after fixing it up,  I did nothing but some clean up and yard work.