You cannot have a contract that simply states "install high-quality countertops" without specifying the quantity, location, type, or style.

@Ethan Slater here's some info we hope you find useful:Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Does anyone have a recommendation for a reliable, quality cleaning company with great communication?

The licensed versions sold at big box stores are not the same quality and break down quickly and rarely have replacement parts.

If you put down an earnest deposit, you might lose out on that if you decide to back out(potentially). look at the agreement.The more important thing is, do you quality for conventional financing?

I'm in the middle of a BRRRR too and I chose to have Sherwin Williams color match "inchyra blue" for walls I usually just go with Behr but with cabinets, will be so much easier if you have high quality paint!

We purchased July 23, it’s a remorseful purchase in terms of quality (new build, got a 5% interest rate). 100% NOT our forever home. 

@Augusta Owens here's some copy & paste info you won't find in a book:)-----------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Buy quality assets with NON section 8 tenants that have 700 fico scores thats safe bet in the US>  And what I do ..

I doubt he'll be able to quality for a loan (VA) with just his income.