Stainless steel appliances, granite countertops, refinished hardwoods etc....We've been renting it to a group of three 20 somethings for $1,500 the last 2 or 3 years.

I would charge the customer for refinishing.

I've had my guys sand the floors and refinish them.  

In the 13 years, I did not clean, paint, or do much there so it needed a bunch, ended up refinishing the hardwood floors and redoing the kitchen as well as paint every where inside and out.I have a current 12 year tenant, who will probably stay for more years, as their circumstance precludes moving.Another tenant I have has been there 30 years, though I've only owned the property a few years, they were living there a long time before I was the owner. 

Exterior Gutters/Soffit/Fascia - Clean Gutters - Repair damaged columns on porch - Remove decorative wood work above columns - Remove Shutters Siding - Remove and replace damaged siding to match existing Exterior Paint - Prep all exterior areas for paint - Paint entire exterior (except brick), all siding, trim, and doors in 3 color paint scheme Interior Demo - Removal of damaged sheetrock and insulation - Removal of all light fixtures, fans - Removal of all tile in kitchen - Removal of existing countertops - Removal of sinks/countertops and faucets (from both sink and tub) in both bathrooms - Removal of existing toilets - Removal of tile surrounding both bathtubs - **Dumpster to be provided by homeowner Sheetrock - Patch sheetrock on walls and ceiling, including garage - Sheetrock over skylights - Remove all popcorn texture on ceiling - Texture to match walls and ceiling Paint - Prep and paint all walls and ceilings - Prep and paint all trim and doors Electrical - Install 4 recessed can lights with white trim in kitchen, cover fan block - Install 5 fans in living room, dining room, and 3 bedrooms (**fans provided by homeowner) - Install light fixtures in entry, hallway, bathrooms, closets (**provided by homeowner) Plumbing - Connect and install sink and bathtub faucets in each bathroom (4 total) - **Faucets to be provided by homeowner - Tile 2 bathtub surrounds, to include appropriate backing material - **Tile to be provided by homeowner Flooring - Install tile in kitchen and 2 bathrooms - Install laminate/vinyl wood plank flooring everywhere else - **Tile and laminate provided by homeowner Cabinetry/Countertops - Repair and Refinish existing kitchen and bath cabinets - Install new hardware provided by homeowner - Install 2 new white cultured marble sinks in bathroom - Install new laminate countertops in kitchen Air Conditioning -Inspect and perform maintenance on interior unit -Install new exterior unit (suggest size in estimate) Insulation -Install new batt insulation above kitchen where skylights were -Replace any exposed, water damaged insulation **All Labor and Materials to be provided by contractor, unless otherwise noted

If you're reaching for the top end of the market, going with real wood (be it solid or an engineered product with a thick enough wear layer to sand and refinished several times) is unlikely to disappoint.

I will be using a 30 fixed rate mortgage and putting 20% down.After I close, I will be doing the following renovations: Refinish/stain the original hardwood floors which appear to be in pretty good shape; new interior trim; renovate full bath (tile floors, tile shower surround, new toilet, new vanity, towel racks, etc); paint interior; new interior light fixtures; minor landscaping; new interior doors; new closet shelving.  

Estimated rehab costs, again at worst case, total ~50000.Exterior costs, including gutters, soffit, siding, landscaping, and concrete repais, all minor, total ~3000Interior gut and refinish, including demo, drywall, insulation, baseboards, paint, doors, total ~10000Replacing HVAC components ~7000Kitchen Remodel, including appliances, cabinets, floors, and countertops, total ~9000Bathroom remodel, including vanity, tub, floors, total ~2000Mold Remediation in HVAC ductwork ~5000Dewatering issues ~5000Misc. costs and overages ~ 10000What do you all think?  

Also not checking on all new contractors during work. the old drywall was not prepped properly and i had to refinish one whole bed room and the hallway.

Next post will detail how the negotiation went down.Draw 1 2nd floor Unit Remodel Bathroom $1940Paint Unit $1350Change windows on 2nd floor $3360Flooring (refinish hardwood)  $1350Add Cabinets to Kitchen $500 Total for Draw 1 $8,500Draw 2 Install Furnace for second floor: $5000  Install furnace for first floor: $5000Total for Draw 2: $10,000Draw 3 1St floor Unit Paint Unit $1350Flooring in Unit $1350 3Rd floor Unit Paint Unit $800Paint common Areas $500 Total for Draw 3 $4,000Total Budget $22,500