[/img]- New outlets, switches, and covers- Painted some light fixtures, and replaced the main one with the token $9.99 Homedepot satin nickle fixtureLots of Pictures, but unfortunately I only have one before photoBeforeDuringAFTER!

Electrical, framing, door opening, insulation, outlets, lights.

We prepped for the painters by removing all the drapes, nails, outlet covers, etc.

Better offPlus if you need any new plumbing or move of electrical lights or outlets.

It is very hard to get a good seal that the paint won't wick under.Remove switch/outlet covers, thermostat covers, etc.

When I'm doing a nicer rehab, I'll spend about 50% more on kitchen, bath and flooring.Roof, gutters, downspouts: $6kRedo bath: $3k (each)Redo kitchen: $2500 (laminate countertop, replace cabinet pulls, paint cabinets, new faucet/sinkFlooring: $3/sfSiding: $3kInterior Paint: $2kExterior paint: $2kFans, electrical outlets, switches and lights: $950Windows: $400 eachAppliances: $2kHVAC: $3kwater heater: $800Mini blinds: $300Misc: 15% of budgeted rehabSoft costs: (cost of utilities, taxes, insurance, finance fees if any of the money is borrowed) plan on 3 months more than you expect to hold the propertyDon't forget the cost of selling, which will cost you around 10% of the sale price.People don’t want to do any repairs, and they want the house to be nice, clean, move-in ready and not old looking on the inside.

Then you have your general tools like a vice grip, hammer, channel locks, flashlight, tape measure, composite shims, headlamp, box cutter with extra blades, painter's tool 5-1, wire stripper, allen wrenches, voltage detector, outlet tester, lineman's pliers, good Milwaukee demo screwdrivers, Milwaukee 11-1 with Phillips, flat heads, and 3-4 common size nuts(this is great for appliances).

@Eric Hathway, I have a house that has surface mount wiring for a few outlets. 

Assuming the power is still on, check all the electrical switches, and carry a night light to plug into the outlets to check to see if they work and even a lightbulb to check the light fixtures if you want to go that far.

So, here is a breakdown.Purchase price: $275kRepairs: $15kTotal Borrowed: $290k Sold for $360kFinancing cost: 15kselling costs, inc. commissions: 20kCarl: 5kProfit: 30kTotal hold time, 7 weeks.Is there anything I left out, let me know?