Painting cabinets-BRRRR return on investment

[Valerie Smith]

Looking at a duplex listed for $106k to BRRRR. We think it could maybe appraise around $130k ARV. It's in a B neighborhood. They have 90's oak cabinets with off-white Formica countertops. One thought is we don't want to paint because of the wear & tear of painting & upkeep with renters. (Repainting May Be required every time someone moves out). BUT when looking to BRRRR does painting them give a GREAT return on investment? We don't want to overdo this duplex for the area & I really don't want to repaint them every few years. Plus if we paint cabinets then we may need to replace the counters since they have wear & tear. THOUGHTS?

[Dawn P.]

I've done both paint and restaining, depends on the house. Both have held up well so far, though I'm sure the white ones will stain over time and I'll have to repaint in the future, which is fine with me. 

Here's some before and afters...both houses are in B neighborhoods. I spent about $600 on paint, new hardware, backsplash tile and a sheet of new Formica for the counter for this one... 

And this is my cheapo house I bought for $38K, I sanded and restained the cabinets with gel stain and two coats of poly. New hardware, backsplash and sheet of granite-looking Formica - I spent about $275 here. If the floors and cabinets look splotchy and weird, it's because I had just mopped and wiped everything down. And my phone takes the worst pictures, lol.