One option might be to focus on a partial repaint, maybe just the high-traffic areas or most visibly marked walls, as a middle ground if the current condition is detracting from the overall feel of the home.It could also be worth framing the repaint as a lease renewal incentive down the road.

Repainted interior & exterior, improved curb appeal with landscaping and shutters, and tackled a very large deck.

Student rentals cash flow well, but you’ll repaint and replace carpet/flooring more often than a standard single-family.

Do this by repainting cabinets, stone counter tops, fresh paint and adding in unit laundry.

He agreed, but I also made him pay an additional $300 deposit and explained to him if there are any traces of smoke inside when he moves out, I will take the $300 and whatever I need from the main security deposit to repaint and re-carpet the place.

You'll have to steam the carpet/couches and repaint the walls and flush the A/C and fix the fridge etc more often than most markets.But on raw numbers, I just found a client a turnkey themed out 8br for $715k that I have two almost exact comps in my portfolio currently doing $120k-$130k a year. 

Redo the railing for sure then sand and either stain or repaint the boards.

Asking price is about $209,000.Here’s what I’ve noticed so far:Foundation work: definitely needs to be inspected, most likely repaired.AC: 4 new units, 2 fairly new, 1 old.Roof: needs inspection.Exterior: trees need to be removed, new windows needed, new front porch, repainting, trim, fixing wood rot.Parking/Access: back parking lot probably needs to be redone, back stairs may need to be replaced.Financials:Cash flow is projected around $30,000/year.Cash return sits in the 12–14% range based on my analysis.Here’s my hesitation: a big commercial real estate guy I spoke to locally told me this kind of property would turn me into a “slumlord” and that I shouldn’t touch it.On the flip side, the cash flow and return numbers are attractive—especially at this price point.

I am not sure she pay this month rent or not when she exactly leaves.Now I have to spend around 10k to repaint and make rent ready

Only turnover I had that cost that much was an eviction and that required hauling away a lot of junk they left behind, repainting, lots of cleaning, etc.