Hi Micheal,If it were mine.HUD gives a 15 year service life for cabinet tops.For instance if the age is 10 years, meaning 5 years (33.3%) of the service life leftI would charge for 33.3% of the cost of the replacement (parts and labor) that I had to write a check for.Owner labor is typically not billed, because you don't cut yourself a check for the labor.Make a point of telling new renters not to put hot pots or irons on the new surface (they probably didn't know any better).Here is a service life list for you.  

I've had surface level intro into Real Estate, both through research and through real life experience.

With renters being hard on things, I prefer hard surfaces such as LVP and refinished wood floors.

Im looking to do my first rehab deal but I am having issues since I have no skin in the game.

You really should have some skin in the game to start investing.

But also be aware that some banks don’t like that either, they want to see that you have skin in the game.

@Michael WilliamsUnless you have a previous relationship with a hard money lender I think it would be a rare find to get one that will loan to you without you having skin in the game.

. $400,000 total), someone could buy a 16-unit building for $5.46M and renovate to be all in for under $6M with finishing surfaces close to what you are proposing for your new construction.Now, if this allows them to achieve the same rents as what you are proposing, then you can clearly see the problem - their valuation, all things equal will be same as yours.

That seems like quite a deal from the surface. 

I want tenants to have skin in the game.