I'm gonna make a lot of assumptions here just to prove the point that I think your Contractor's quotes of $70k to $80k seem fair.Roof - 30  SQs x $300 to $400 /SQ = $9,000 to $12kKitchens (assuming rental grade cabinets/counters & appliances) - $6k to $8k each x 2 kitchens = $12k to $16kBathrooms (assuming rental grade finishes & fixtures) - $3k to $5k each x2 or 4 bathrooms? 

Paint, flooring, updated cabinet hardware, counter tops, etc.Let me know if you need anything.Trevor

Hey guys, thanks for the recent replies, I hadn't checked this thread in a while but I got some alerts in my email.1) Natalie - it is professionally staged, its designer decorated: couches from Ligne Roset, kitchen is all gaggeneau appliances and boffi cabinets, it really can't get anymore high end.

Coastal wood floors (was custom wood floors but i mostly do normal refinishing and its actually what i like to do) but i do all kinds of floors (for rental units you cant beat coretec) Almost all of my contacts are concentrated on the OBX and they might venture up into currituck but getting them up more towards the metro areas would be harder. also capable of most interior work like trim, cabinets, painting. dont really venture outside of that much unless im DIY

I have a quick question in regards to the opinion of rehabbing my second rental property and have a question regarding a decision of cabinet colors, should I paint them White or Brown? 

If I am looking for a higher priced item, I play Lowes against Menards with the price matching discounts.I use Menards for paint, electric, plumbing, kitchen cabinets (I custom order) and misc hardware items. 

Demo kitchen, install cabinets, install countertop, kitchen electric, kitchen lights, kitchen plumbing (including saw cutting cement to run water pipes and electric).5.

We do a lot of updating due to the age of a home like this, so we have taken out the old kitchen cabinets, thrown away all the old appliances, pulled out all of the old dated light fixtures, removed the flooring (except for the ceramic tile in the kitchen), removed the bathroom vanities (old and dated), etc.The home already has a newer 30 yr architectural shingle roof, a newer HVAC system, but the rest of the home needs a good overhaul.

We're looking at tile work, brick work, carpet replacement, cabinet repair and other jobs. 

Straight out of high school I served in the military and then spent the past 10 years working in IT.I have finally reached a point where I’m tired of working for the corporate industry on a limited salary while doing nothing for my retirement.For the past year I’ve been watching house flipping shows and decided I wanted to give it a try.Six months ago I bought my first house with a 203k loan that I’m currently living in so I could get some experience.I paid $167,500 for the house and took out $35,000 with the 203k.The house was a probate that had been abandoned for 5 years.Half the house was on a concrete slab that had sunk about 4” in the middle and it was completely outdated.We removed 2 load bearing walls to open up the kitchen, knocked out the back wall, built a new subfloor, and put up a 4 panel sliding glass door to let in some sun light.We installed porcelain tile in the kitchen, stainless steel appliances, new cabinets and quartz counters as well as recessed lighting.We fixed the foundation problems by mudjacking to raise the floors and carpeted the back 3 rooms that sat on top of the slab.As you can imagine we ran through the $35,000 quickly.The 2 bathrooms are still outdated and the house needs new siding.After the renovation we had it reappraised (per the 203k loan agreement) and they said it was worth $215,000.About 3 months after the renovation I attended a 3 day Fortune Builders seminar and come to a realization I probably could have saved about $20,000 if I had systems and processes to follow before I purchased the house.After listening to BP podcasts and hear other people’s experiences I’m quite fortunate I didn’t lose money.This sums up my real estate investing experience.