Open your wallet and get your attorney working on this...... like yesterday!

Get it at a hardware store and put it is any container with a opening large enough for a rat but not large enough for cats, unless you have a cat problem as well.

Could it possibly be that landlords generally act like they care more about the tenant's wallet than the tenant? 

New hardware, trim, misc $1K.Plus if you bought it and then resold it your transaction costs would likely be 8-10%, so another 9K.So give or take 30K in rehab, holding and sales costs is about what you are looking at. 

We are getting our rentals painted inside and out, with drywall repair, all new flooring, cabinets painted w/ hardware updates, new countertops, bathrooms updated, new toilets and appliances, brand new double hung windows, and everything deep cleaned top to bottom for around $10 per sq ft.  

We also refinished the cabinets with new hardware and installed new countertops.

That can all change when they don't feel pain in the wallet if they walk away, just like getting spanked.

And keep your wallet in your pocket (except for when it comes to paying for that drink!).

I was going to to with restoration hardware for the furniture and get waterproof options on the ground floor next to the pool. 

The homeowners are going to move in once we are finished and rent out the primary house on this property, then switch in a few years and rent out the ADU.First, here are the raw numbers:Foundation: $13,000Framing: $14,200Siding: $11,000Roofing: $4,750HVAC: $5,500Electrical: $4,800Plumbing: $7,500Insulation: $2,500Drywall: $8,000Paint: $5,200Flooring: $4,200Cabinets: $3,800Countertops: $3,000Appliances: $5,500Misc #1: $36,600 (labor/materials by GC)Doors, Windows, Trim, Cabinet and Hardware Install, Screened Porch, Fence, Landscaping, Dumpster, Project Management FeeMisc #2: $8,000 (supplied by Designer/Me)Fixtures, Hardware, Shower Door, Wardrobe Cabinet, Tree Removal, Construction AdministrationDesign Fees: $3,650That combines for a total cost of $141,200.