New roof, new furnace+HVAC, opened up a wall between the sunroom and kitchen, installed new kitchen cabinets and granite countertops, new flooring, new paint, gutted the bathroom.

For instance in CA, if you upgrade the kitchen you have to have a minimum of five dedicated circuits for things like the disposal, counter top GFI's, oven, DW, fridge, etc.

You may need to get a new countertop in the kitchen, some decent landscaping and minor exterior updates/repairs.

A gut rehab is going down to the studs and replacing electrical,plumbing, roof, windows,A/C, water heater, floors, counter tops, etc.

This was a full rehab project that modernized a 90's-style home providing the new owner with upgrades such as granite counter tops, stainless steel appliances new tile plank flooring, new lighting throughout home, new baths, and so much more.

Those are the people who have old carpet and tile counter tops from the 1950s, vs some kind of solid surface like granite and getting $1600/month rent vs $900/month....of course if your neighborhood and property can support that increased rent.Insurance is probably about right...might be a little high from what I see....but this number seems to be increasing so you're probably about right on.Never see people budget for legal fees?

It may not be in Malibu, there may not be granite counter tops, and your tenants may not be walking on marble floors...

-I will leave the granite counter-top.

Depending on what countertops you are using and the size of the kitchen it should be able to be done in a couple days.

And she removed everything off the counter top (coffee pot, spice rack, etc) and put them in random cabinets (???).