What about turnover costs (when a tenant leaves, you'll likely have to paint, replace some flooring, repair or replace cabinets/countertops, etc)?

Likewise with fixtures, cabinets, flooring, etc.

edit: Just reread, your doing a new kitchen, I'd defiantly put both in, a DW won't cost much more than a 24" cabinet!

If you make your house really stand out, i.e. custom cabinets, granite, all tile in the bathrooms, nice doors and trim, you get the picture, something that is a real cut above the other houses in the neighborhood; how much more can you realistically get for it?

Add overhead lighting to all bedrooms ($500)Plumbing system – No idea, should have checked faucets, under sink, etc.Flooring – Hardwood downstairs in common areas, kitchen, and stairs ($5000) Carpet in 4 bedrooms ($1500)Kitchen – New cabinets ($4000), new appliances ($2500), new sink and granite countertops ($3000)Bath – Gut.

Some of the issues I am finding is ordering cabinets took longer than expected as I was planning on doing Home depot premades but when i priced it out I was able to get a lot more with the sales and making friends with the sales associate.

I do have some things that are not as nice as I would like such as outdated cabinets or countertops.

Installation should be less than $5 per linear foot if they're doing the cabinet installation as well.For laminate, there should be a Wilsonart dealer near you (do a Google search for Wilsonart in Dallas)...that's who I use...

Nope, especially if they are dented on the sides and they fit between cabinets!

Austin investors, where do you buy cabinets?