Other than that, the rehab was basic lipstick, paint carpet and a few minor things like counter tops.

Wow, I have never heard or counter top paint.

They have to work to survive so they need affordable housing, they dont need granite counter tops or stainless steel appliances!

All it takes is one wife to not like the countertops or carpet or get mad because of something and it's all over.

Just an update on this house.I went and looked at the house yesterday and had my agent give me real numbers $110k ARV, $950-$1100 rentShort version: I gently offered $70k, they declined and said they would hang on to it and keep trying.My evaluation:Seems like a nice neighborhood alot of older people, and decent incomes (assuming based of the vehicles in the driveways and landscaping)First thing I noticed as I pulled up was the house was an ugly color and inconveniently narrow driveway lolThe inside was actually very nice the kitchen was all new, (everything was cheap materials i.e. vinyl "tile" floor, formica countertops, nice big cabinets but no hardware) But the original hardwood throughout the rest of the house was very nice, bathroom looked new but again cheaper materials.

That's because you're comparing them against everything else.So, I'll typically do all of the following in a typical renovation:- Paint the entire interior- Replace all the flooring- Replace the cabinets- Replace the countertops- Replace the applicances- Replace all lighting fixtures- Replace all plumbing fixtures- Refinish hardwoods- Replace all doorknobs, outlets, switches and cover platesOn top of that, I'll do any mechanical repairs necessary, any exterior repairs necessary and replace anything else that might detract from the aesthetics.

Carpet was new when the tenant moved in 21 years ago.I'm putting in new kitchen cabinets, new granite countertops, all new flooring, carpet replaced with hickory, a new window, and refinishing the walls and ceilings.Over the years I replaced all the other windows, replaced the electrical service and totally re-wired the place and replaced all the plumbing.The plan is I'm going to be keeping the place and will raise the rent with the new improvements.

So high end flooring, countertops, appliances, molding, etc.

We got away with not having to do any surveys since no permits were pulled-- we just had to provide an itemized list of everything we did (trash removal, new carpet, new paint, new countertops, new appliances).

No need to go overboard with granite counter tops and such, but always make it look great.