How to spend (up to) $7k on a rehab for a rental

[Ben H.]

Good evening all,

This is for a rental (unless I get a great offer at the end) but there wasn't a spot for asking rehab questions in the landlord forums. 

Short background: 1600sq ft SFR that should get $900-$1000/mo rent (decent neighborhood but rents are on the low end...I'd like to up them!). After needed repairs (which includes new cabinetry in the bathrooms) and some light landscaping I'll have about $7k to use on more "discretionary" rehab items. This will be night and weekend project for me and since time is of the essence I'll pay a sub for some work and do other work myself. I'd greatly appreciate your thoughts on the best bang for the buck (and if I need to spend the entire budget). If I spend then entire amount I'll be at about 20% CoC.

My List of potential rehab items in rough order:

- Replace all carpet/existing laminate with new laminate (approx 1200sq ft) (do it myself)

- Tile bathrooms/kitchen (approx 400sq ft) (not sure)

- Remove popcorn ceiling throughout (do it myself)

- Paint walls / trim (contract)

- Move a/c unit (contract)

- Paint kitchen cabinets (myself)

- Move oven back to where it should be / range hood and microwave (myself)

- New countertops (contract)

- Backsplash in kitchen (not sure)

- Porch/deck off back door (not sure)

- Gutters (contract)

(First time posting pics to the forum)

What am I missing? Where am I being foolish?

Thanks in advance!

Ben