We cleaned the house out, scrubbed down nicotine walls, replaced flooring, repainted house and kitchen cabinets, replaced countertop and light fixtures throughout.

It’s not a gut rehab — mostly finishing work: electrical covers, plumbing connections, trim, fixtures, minor exterior work.Plan is to rent (likely Section 8) and refinance after stabilization.For those with rehab experience:How do you decide when a rental is “done enough” vs over-improving?

Updated fixtures, lighting, hardware, vanities, and durable surfaces can shift tenant perception quickly.Functional upgradesThings tenants use daily: in-unit laundry, dishwashers, better storage, or improved lighting.

- pictures are confusing in order and flow - no sense of layout- kitchen is not finished (no hardware, no crown, only one tiny light fixture- some of the finishes look sub par, painted old cabinets- bare minimum light fixtures, too little in number and cheap looking- yard looks terrible, what happened to the lawn???

Basic, but functional faucet.Appliances ($3,500):Focus on essential replacements.Refrigerator: Energy-efficient model.Range: Standard electric or gas range.Dishwasher: Basic model.Consider deals, scratch-and-dent appliances.Lighting ($1,000):Recessed lighting in the ceiling.Under-cabinet lighting.Basic pendant lights over the island.Paint & Trim ($500):DIY painting.New baseboard.2.

It sounds like you probably need some security lighting around the property, possibly cameras if the neighborhood is that bad.

Flooring, paint, hardware, light fixtures, outlets and switches, windows, roof--that's all cosmetic and doesn't require a permit and those things go a long way to increasing the value of a house.

The ideal time to do it is if you plan to reno, replacing kitchen cabs, and bath vanity and fixtures.

Not to sound pessimistic, but today’s numbers around DFW just don’t work on light rehabs.

Also, check the actual temp at the fixtures and consider insulating the lines to reduce heat loss.