He was also cutting on the countertops without a cutting board creating those ugly slice marks!!

I would say that cabinets + countertops at $4,500 could be good depending on your area.

I'd expect no one else to have granite countertops - so that would be an over-improvement, right?

$Sq. ft Beds/Baths Built37 Moreau Dr $201,500 06/20/2013 1372 $147 3 1.5 1968 63 Murphy Ln $184,000 05/24/2013 1562 $118 4 1.0 1965 70 Labelle Dr $210,000 05/02/2013 1550 $135 3 1.5 1978 69 Olko Cir $216,000 05/31/2013 1550 $139 3 2.0 1965 107 Moreau Dr $157,500 04/01/2013 1092 $144 3 1.0 1966 73 Mcdonald Dr $258,000 05/21/2013 1412 $183 3 2.0 198586 Sesame Dr $283,000 05/07/2013 1996 $142 3 2.5 1990 199 Cady St $135,000 05/31/2013 1260 $107 3 2.0 1950 31 Cady St $143,750 05/01/2013 1152 $125 4 1.0 1950 107 Coolidge $117,500 04/08/2013 768 $153 2 1.0 1956 135 Fuller St $345,000 03/15/2013 2236 $154 3 4.0 1997 It's completely framed out, and just needs to be buttoned up, landscaped, and high end kitchen/countertops/appliances would make this place a big money deal.

Original refinished hard wood, granite counter tops, etc.

I typically don't do granite counter tops and stainless steel appliances in my rentals.

Tenant wants to upgrade kitchen countertops to granite at own expense.

Nobody needs stainless steel fridges or granite counter tops or 1000 sq.ft. per person (or more).

Tile counter top will need to be removed and a new counter top installed.

Biggest things I see to improve are Paint, drywall repair, replace the acoustical tile ceiling with drywall, flooring, Counter tops, shower surround.