Questions on Level of Rehab on Lower End House

[Greg P.]

Hello, I am currently rehabbing a couple lower end houses where the ARV is $135k and $175k. There are a lot of iffy items like the siding that could be replaced, but "might" pass with it being painted. Most of the siding is good, but there are parts where there is rot. I'm wondering if I am going over board on these rehabs. For example, in this price point, I am doing granite counters, stainless steel appliances, gutters, asphalt driveways (most cases), new cabinets, recessed lighting, new baths, new trim and doors, and the list goes on. Typically they are gut rehabs and I am spending around $45-50k on each. The spread is ok, but getting thinner as the market has slowed down. Am I going over board on these rehabs in the 135k ARV mark? Is there anything I could to save costs or thoughts? Thanks.