I would also rather have upper cabinets than floating shelves, except for maybe in a compact unit with very outdated cabinets. 

Others will quote you labor + general construction materials, and you are responsible for finish materials, like actual cabinets, tile, flooring product, and some may bid more of a "turnkey" quote, that would include finish materials.I won't say any one is better than the other, but obviously the quotes can vary dramatically.

We recently did a cosmetic renovation for a client for about $27k, which didn't include new kitchen cabinets or countertops. 

But understand the type of risk could be the exiting tenant having poured cement down the drains, no appliances, no cabinets, a leaking roofs with mold inside the house, no AC,  or squatters having lived in the house with untold 'grossness' being left behind for you.  

New paint, outlets, lights, and cabinets.

We added $40K-$50K refinishing the hardwood floors, removing wallpaper, painting walls and updating the kitchen & bathroom with new cabinets, adding granite countertops and creating a BEAUTIFUL dining room off the kitchen that was wasted space as an enclosed porch, and also added french doors leading out to a newly-built pre-finished deck we added so the new owners could enjoy their gorgeous fenced in backyard.

We had another claim whereby a tenant claimed that they were injured by a kitchen cabinet which came loose from the wall.

For example, roofing, painting, cabinets, flooring, electrical, plumbing, HVAC, etc. 

I have seen houses where the departing residents took kitchen cabinets, bathroom vanties, toilets, suspended ceiling and hardwood flooring when they left. 

We ARE a chapter of National REIA, so joining gets the paint discount, cabinet program, and rebate - as well as access to all the other national vendor perks and programs.We're in process of getting local vendors and sponsors lined up as we move forward.Starting in September, meetings will take place in the evening on the 3rd Thursday of each month, 5-9pm, food and non-alcoholic refreshments provided (buy your own booze).