Especially when you are flipping (and not holding) there really is no way to give a concrete answer.But to give you an idea why it depends on so much...It depends on location (2 reasons).First reason, if all the houses in your area have granite countertops, central AC, yada yada yada, you need to include them too.An other reason it depends on location, believe it or not contractors are more expensive in those fancy people neighborhoods.

I.E. same countertop, lighting, paint?

Granite countertops, new electircal, bathrooms and trim redone... the works.

I intend to rent for two years then rip that carpet our, change the counter tops etc and saleIn addition, I imagine I’m allowed to use a bridge type loan where I term out the original construction loan to , say 20 Years.

I just had a terrible experience with countertops and I'd like some advice. 

This consisted of carpet, laminate floors and paint in the lower unit, countertops, backsplash, appliances, tile in bathroom floor and shower surround. 

I'm trying to decide on installing a small (24") electric range, vs a countertop stove or induction. 

I to be honest don't know if that price is ok my numbers work out great but I am a noob and could very well have numbers wrong.I know normal duplexes in the area sell for 30k less then this but most of them look like they are in need of updates pretty seriously. this looks like it would attract very nice tenants with proper screening granet counter tops excetera.So with me living in the studio I wrote the rents as 850 each so 1700 total my morgage would be around 619 Now taxes are absolutly atrocious in this area 486 ouch insurance I put as 1000 a year not sure if that would be accurate need help there.so about 560 total between the two.

Don't forget to think of us if you need construction services, cabinets-counter tops-flooring or mortgages/insurance!

When you say value add do you mean replace countertops and paint or do you mean full rehab?