New bath, new kitchen, stainless steel, quartz, refinished floors, parking pad, can lights, LED, new blinds, some new windows, curb appeal, etc. 

Where we spend different amounts of money is the fit and finishes (windows, appliances, counters, tile, cabinets, fixtures, etc).  

WOW - - that dissolves all terms and conditions of the HOA agreement, opening a window for all kinds of things. 

He said that I could get about $30,000 of the rehab costs through a program like ygreen.com, basically if you upgrade Windows, roof, drought tolerant landscaping, and other energy efficient items, you are able to get a loan that is attached to the property taxes for the property.

If he pulls the old unit out a day ahead we provide window units in the interim (usually in the bedroom) until the job is done.I've never had a tenant complain about this but if they did I'd probably tell them stuff happens and that's life.

Items needed include:  new HVAC (current was installed in 2003), new water heater (the house has two, one is new, and the other was made in 1998), significant bathroom repairs/remodels in both bathrooms to re-do unskilled labor, window replacement to re-do unskilled labor, destruction of the garage and rebuilding the roof to be without the garage, destruction of a cinder block wall that was supposed to be used with the garage, finishing the driveway that was half-completed, fixing plumbing violations, new flooring and paint in the entire 2000 sq ft house, updating tax records with number of rooms and bedrooms, and some cosmetic updates.I initially offered $90-95k range, and said I would present a final offer upon review of the repairs.  

Our county auditor site is nicely organized with bed/bath, square ft, etc. if a property seems to have sold for outside the typical window I see I look it up in Zillow or sibcycline.com (a local Company that stores the previous 3 years of sales) to determine the prior condition of the property.

I found windows, light fixtures, and anything else I could scrounge in the "scratch and dent" section of a builders supply store.  

Not really sure where to post this so if someone knows of a better forum let me know.I have a house that has a forth bedroom in the basement with no windows and only one door into it, it looks very much like a bedroom but I know this would not qualify as a bedroom I can advertise and would have to call it a den or something like that.My question is if I added a section door to the laundry area of the basement that leads to the garage would that could as having enough egress to let me count it as a bedroom?

The roof is 9 years old, windows are all new, and the small cosmetic fixes I was referring to was mainly just painting and refinishing the floors in 1 unit.