I'm looking through the spreadsheet and I think it's worth mentioning that it's possible to spend a lot less for certain material items as well as labor in many cases depending on how frugal you want to beinterior door with hardware: $5-10 used, $30-50 newwindow: $10-50 used, $100-200 newlight fixtures: $1-10 used, 6 pack flushmount at lowes for $44fan fixture: $24-60 new water heater: $250 newtoilet: $50-90 newsink: $40-200 new faucet: $10-30 newtile: 0.49-2/sqft newappliance: $20-200 each appliance usedmy last rehab was:60 elec permit cost + 300 elec repair (tenant destroyed meter box causing house to be condemned)1600 material + 1500 labor flooring for 1400 sqft500 material + 600 labor spray paint whole house semigloss and patch some large holes$30 for 4 interior doors which I put in$10 mirror for bathroom$100 paint porch, stairs, and stair rail brown$50 fridge, $10 burner plates for stoveI also spent at least a few hundred with help on cleaning and taking out the trash and some other expenses here and there which altogether added up to about 5 thousand.I spent maybe 30 hours over there in total on the weekends.

Be sure to swap out lighting … that is a huge mistake of many who forget that lighting, door hardware, bathroom fixtures also need to have that “next level” look.  

As far as getting a contractor to walk the property , yes they will , you just have to open your wallet 

Beth Be careful, he can blow your wallet too! 

Cleaning and preparing to paint may also include Primer coat first especially in Bathrooms or Kitchens. number 2 is good always match the doors and hardware. number 4.

If you are footing the bill for installation and hardware will you raise rent?

Ditto on contractors but also construction supplies are an issue, not many home depos uphere and the few mom and pop hardware shops are poorly stacked and are more expensive. 

On average, at least with today's numbers, to get $70-80K net in your wallet every year, you'd need a $800K to $1 million property that is completely paid-for. 

The receipt handling process is head and shoulders above everyone else, with OCR that pulls data out of the receipts and pre-populates your transaction, the ability to send in receipts by email, and the ability to snap (or email) receipts now and book them later, so you don't have to stop and enter a whole transaction at the gas pump or in line at the hardware store.

The old playground rule of "cross my heart and hope to die" doesn't quite cut it in the investment world.So, before you dive wallet-first into your next big financial romance, here’s what you should do:1.