House ParticularsPurchase: $142,000Insurance: $2,034 /yrPrevious Property Tax: $1034/yrHOA: $55/moRent: $1400Down: 20%Funding: personal funds + 20k loan from in-laws helocYear: 1985Floors: 2Br: 3Ba: 2.5Kitchen: Granite countertopsCovered Carport, no garageWood burning fireplaceFoundation: SlabRoof - New in 2015Public Schools: Excellent 9/10 I'm estimating a 5% vacancy (although hope to be lower since the current tenants seem extremely stable), and 8% repairs. 

What do you think is a reasonable construction cost for units that are 1100-1300 square feet using granite, decent equipment, fixtures?

Casa Blanca for granite, Jeff Clyburn for Windows, Jordy Garcia for Sheetrock/drywall/paint, lumber1 for carpet and install, Dan Broughton for home inspections, Darryl Ellington for repairs

I'm upgrading my Temple U. student rental and am going with granite countertops.Hook me up with your best/cheapest/easiest to work with.I'm in the Fishtown area and the property is near Temple's campus.

Do they have laminate or granite countertops?

The level of fit and finish is not the same on all my builds ($93/ft2 is nicer, i.e. hardiplank siding, hardwood floors, 10ft ceilings, SS appliances, granite, etc). 

On the flip side there is a need for regular family rental homes, that may not need quite as much work in between tenants, or if you are smart and update the property correctly you, there will never be much need to fix up in between tenants, after installing hardwood floors, tile, waterproof vinyl Allure, granite counters, tile surround showers, etc.  

Of course, her ideas were crazy and would've left me with much less profit (as just 1 example, she wanted me to rip out brand new granite kitchen counters because she didn't like granite).  

Prior to this I worked in the construction industry with experience in: roofing, siding, framing, tile, wood flooring, asphalt repair, cement work, & granite counter tops.

Handscraped hardwoods in all public spaces, new carpet in bedrooms, new toilets, new light fixtures, kitchen redone with granite counters & new appliances, bathrooms redone with granite, new quality vinyl siding, etc.A colleague (local realtor) on BP sent me a CMA and we both feel the appropriate rent is $1,600 per month.Here's the big question: does it make more sense to keep this house as our first foray into the rental market or sell the house and take the nearly $100k in equity and buy 3-4 more properties with that cash as down payments?