For fix and flips I want to stay away from total rehabs and focus on properties that need minor work such as kitchen, bathroom, paint, outdoor improvements, etc. 

Especially if you also have to do kitchen and baths. 

The only thing kept was the kitchen cabinets and appliances.What was the outcome?

-Both homes have new windows, kitchens, baths, flooring, electric, solar, landscaping, you name it, with custom tile and woodwork. 

Just finished redecorating my condo in CR.

My humble advice to anyone attempting to do creative finance is:Creative finance is for experienced investors who have access to capital if anything goes wrong.Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal levelLearn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are neededKnow everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.

We plan on replacing the flooring and possibly new kitchen countertops. 

This year I received a bill from the PM with the following line items and costs: - Bathroom 1 : Shower/Tub Caulking | Re-caulk tub- Bathroom 1 : Toilet bolt caps | Missing bolt cap- Bathroom 1 : Window Covering | Missing miniblinds- Bedroom 1: closest to the front door : Door/Knob/Lock | Door know needs tightenedNeeds deadbolt installed- Bedroom 1: closest to the front door : Window Covering | Broken miniblinds needs repaced- Kitchen 1 : Wall/Ceiling | Pull nails and spackle- Living Room 1 : Wall/Ceiling | Nail and holes in paneling- Living Room 1 : Window Covering | Miniblinds need repairedLine ItemsDescription AmountMacomb Glass Invoice $40.99Sherwin Williams Invoice $40.60Walmart Invoice $62.37Total $2,271.271 of 2Ace Hardware Invoice $82.93Ace Hardware Invoice $28.33Ace Hardware Invoice $42.50Macomb Glass Invoice $188.58Walmart Invoice $135.30Ace Hardware Invoice $65.19Ace Hardware Invoice $9.78Shop Supplies $3.00Labour hours 24.18 @$65 rate $1,571.70Total $2,271.27This is a very small, one bedroom apartment in a fourplex. 

Typical renovations include:Cosmetic Updates: Painting, flooring, kitchen and bathroom upgrades, and landscaping.Structural Repairs: Fixing any underlying issues such as foundation repairs, plumbing, or electrical updates.Efficiency Improvements: Adding energy-efficient windows, new HVAC systems, and better insulation to increase the property's overall value.The goal of the rehab phase is to increase the property’s market value while making it an attractive place for tenants.

Previous owners converted basement space into livable space (kitchen, shower, bathroom), but it does not comply with legal ADU unit standards (one separate entry, 6'10ft ceiling).