Below is a list of my properties and repair/rehab costs.3 plex, purchase price $260k - $10k (2 units light remodel- new carpet, paint, appliances etc)Duplex $155: $3k (roof patch, finish hardwood floors new fridge) plus capex of $5k for eventual new furnace.Duplex $100k: $20k (plumbing, one side medium cosmetic rehab, roof patching)11 plex (470k): $30k (roof, furnace, unit updates)5 plex $165k: $40k ( update all units, paint interior/exterior, porch, deck, hvac, roof)Duplex $172k: $0 turn key but will keep $3-4k in case of large ticket item ac/hvac etc.

I have had hard money lenders make suggestions to the kind of rehab I should do: "I think you might be over-rehabbing in your area; I don't think you should do hardwood there."

Brand new hardwood floors, fence included as well as a fridge.

We bought our house this past December and did a decent size renovations (removing walls, coat closets, all new paint, hardwood floor throughout the house, painting trim).

There was quite some damage to the property - trash everywhere, broken appliances, a human sized hole in the wall (WTH), stains in carpet, gouged hardwood floors, they even destroyed the hot tub.

The carpet is trashed, and it has original hardwood floors under the carpet, and I have refinished hardwood floors in the past.

House # 1 Sells for $250,000, Has Hardwood Floors, other upgrades.

For example, we have 1 flip where we will be adding a master bathroom, completely replacing the kitchen, opening up a couple of rooms, new hardwood floors, paint, rebuilding porches. 

Here is a list of the renovation tasksReplaced every piece of trim in home (yes, every single piece)Build a rear covered porchReplace gutters and soffitReplace water heaterReplace all windowsRefinish hardwood floorsReplace all doors in home with prehung solid core doorsAll new hardwareAll new kitchen and bathAdd a master bath with soaking tub (with inspections)Add a master closetRewire master (with inspections)Replace master carpetInstall hardwired fire alarmsInstall recessed can lighting throughout.The list goes on and on.I used a total of 2 contractors.

The appliances are stainless steel, the units have hardwood etc...