We stand out by provided clean and organized homes to guests and cleaners by labeling where things go in cabinets and supply closets.Our contract is a month-by-month basis, but we want a 30-day notification of cancellation, and we would do the same if we let a client go.

Replaced doors, updated some of the light fixtures, refurbished the kitchen cabinets and countertops.

Full new paint, new flooring (vinyl plank vs carpet), new cabinets, countertops, fixtures, sinks, tubs, lighting, basic rental grade appliances, etc.

Upgrades/repairs include:flooring (tile and carpet, entire house), painting (entire house), complete kitchen renovation with new appliances, cabinets, sink, lightingcomplete bathroom renovationsupgrade/replace ACupgrade/replace existing hot tub  upgrade/replace furniture/bedsupgrade/replace old pier with newadd new kayaks, paddle boards, and bikesI am thinking anything that is removable (furniture, appliances, water toys, bikes, pier, etc) could qualify as an asset for the LLC and thus be used as a tax expense for the LLC.  

(on things like flooring, cabinets, remodels, siding etc) I want to hear thoughts on going as cheap as possible, making the house look "high end" (possibly attracting higher end renters and charging more) or somewhere in the middle?

The main house is completed and as far as labor, I spent $40,000 on just labor and that includes everything from full gut demo to finishes.We are talking about a 4BD, 3BTH two story 2400 ft.² home with a bonus room.This was a full gut job, replaced…12 Windows (new construction)2 sliding doorsTook out all carpet throughout.Took out this ugly 2” thick tile from half of the downstairs portion.Removed popcorn throughout the entire houseTook one wall downA little framing workReplaced entry door 80” x 92”Drywall patchingSmooth drywall work50 recessed lightingAll electrical neededAll plumbing neededNew cement walkway instead of one walk to the front door I created two steps with two lights in each step.Install kitchen cabinets, excluding countertopInstall all three vanities3 bathtubs with one being a modern standalone tub in the masterAll tile work (bathroom wall & floor, kitchen backsplash)Installing of all hardware, faucets, showerheads, etcInstalled 8 single panel doors with hardwareAdding self-leveler after tearing out that thick tileNew LVP flooring throughout the entire house except bathrooms,all baseboards, trimsPainting the entire house, painting all the doors, painting the outside trim.Reframing the outside balconyReframing the fireplace to install new linear modern electrical fireplaceand they took care of the two trash bins.I mean, completely redone.The only thing that was not included in the $40,000 is landscaping, counter top cut and install and of course the ADU which I’m currently working on now.So my question for my fellow investors and contractors did I pay too much?

I filled these two deals recently in Pitt.1667 Jancey St105k purchase78k reno270 ARV4083 Cabinet StreetPurchase 130k85k rehabARV 325kThe key is getting into the pipeline of the market. 

Are you putting in basic cabinets, midgrade or high-end?  

Painted the kitchen cabinets, then added quartz countertops.

All new MEPS, insulation, windows, roofs, siding, flooring, sheetrock, tile, cabinets, doors, etc.