Now this does NOT include capex spend, so if it needs a new roof or if something material broke, there’s the whole two years of FCF gone.

The more established contractors typically order their material directly through contractor sales reps, as opposed to making daily trips to Home Depot or Lowes.

Construction costs (materials, labor) today will be more expensive than in 2013 when it was built.Property taxes: $14,265.96/year.

.$15,000 is probably a bit overboard, but I can do most labor myself, so $15,000 worth of work may in reality cost me half or a third of that in materials cost.

Everything takes WAY longer than you think, (more than double), costs WAY more than you think (experienced builders are having subs who won't hold a bid longer than 4 days because of material costs skyrocketing)  and is more complex than you think.  

I have been told this option could be easier and cheaper (approximately $4k-$6k for materials and labor).

The materials probably will cost $100 or less if you do it yourself. 

Sometimes they don't include the right materials like wood frame versus brick.

It's not that difficult to work around cabinets plus you save a little on materials.

.$225 is likely only the material cost.