No countertops, no light fixtures.

Anson can we get together for that cup of coffee in the next week or two at your convenience?

Elizaveta, I will take a crack at it since no one has responded yet. 1) My first deal was a fairly in depth rehab which included foundation repairs, window replacements, garage roof replacement, electric work, plumbing work, floor refinishing, and a lot of the things we do to almost all our rehabs (new light fixtures, new outlet covers, new appliances, new doors, etc).

Hard to tell the size of your kitchen, but you're probably a bit low with your estimate.Fixtures = $1,500Is that just light fixtures?

This one will be a buy and hold in Memphis, TN.Numbers look like this:Purchase price $122kConventional 20% down and financing 80%MAIN HOME: 4 Bedrooms, 3 Full Baths, Living Rm, Dining Rm, Hardwood Floors (Currently rented for $ 1,300 per month - Current tenant for nearly 2 years)Updated Electrical WiringNew Heat and Air ConditioningNew Exterior Paint New Interior Paint Refinished Hardwood Floors Remodeled Master Bathroom (12" Tile)New flooring in kitchen and diningNew Light Fixtures throughoutNew Doorknobs throughoutNew Blinds throughout Large Updated KitchenAPARTMENT 1: 2 Bedrooms, 1 Bath, Full Eat-in Kitchen, Large Living Room (Currently Rented at discount for $ 725 per month to same tenant in 1 Bed Apt (Typically rents $ 785/ mo).

I was looking for something just a little shabby that could use a bit of landscaping, painting, maybe a light fixture here are there.

Also, some other considerations: Did you rehab it with higher end appliances & fixtures, custom finishes geared toward attracting better buyers, or is it more renter-friendly (average for the area & won't upset you too much if/when renters damage it)?

The sheetrock was gone, the wire was gone, fixtures were gone, sinks were gone, the dishwasher was gone ...I know of another where the tenant even took the windows.Forget the attorney or your other options.

My cup is overflowing with the amount of information on here.

You'll buy me a cup of coffee and I'll spill my beans :)