Flip Advice: Kitchen

[Scott VandenBerg]

I need some advice on this kitchen:
https://docs.google.com/file/d/0B8DMu23KeE5yTXlBVE1ydjZ0Vms/edit?usp=sharing
https://docs.google.com/file/d/0B8DMu23KeE5yNGlqbEF0bGdseUk/edit?usp=sharing
The agent I plan to list with, and knows my market well (I think), says to do new appliances, counter tops and hardware and leave the cabinets as is. I do plan on removing the hanging cabinets above the bar that separate the kitchen from the dining. Almost all of my comps have these same 1950's plywood cabinets - most have been painted. I think I'll be able to modify the cabinets to fit a new range with microwave hood, fridge, and dishwasher and not need to do anything to the finish.
Or, I am capable of doing a professional paint job on them in a dark brown. I haven't been able to find many pictures of this being done and I am nervous to try it. If it ends up looking bad, I'll have wasted time, money, and need to replace them anyhow...
Some points:
- All other trim in the house is in great shape and will remain unpainted.
- 3 bed, 2 bath (adding the 2nd with the rehab), 1,940 sq. ft main
- 80k purchase, 21K renovation and holding costs. Expected ARV original cabinets: 135K (150K is about tops for the neighborhood).
Please share your thoughts - looking to maximize my ROI! Thank you!

[J Scott]

Sounds like I'm in the minority, but I wouldn't even *think* of keeping those cabinets, for a few reasons:

1. I'd want to get rid of the soffit and replace the 30" cabinets with 42" cabinets;

2. You have a built in stove and fridge in the cabinets...what are you going to do with the spaces remaining after the appliances are removed?

3. If the rest of the house is going to be upgraded, people will look at the kitchen and think, "Hmmm...he skimped here...I wonder where else he skimped that we don't know about?"

Your agent knows your market better than I do (obviously) so if s/he says you can get away without replacing the cabinets, go for it. But, I'd put money in there before I put money in a lot of other parts of the house.