Cabinets are all custom built at cabinet shop pre painted and installed and warrantied.

Estimating 10k in reno costs right away - things like removing carpet, replacing kitchen cabinets(I can do these myself) I realize this spreadsheet is missing items and is not a full in depth analysis but I am hoping gives a starting point.

Cabinets went up to the ceiling which gave them a place to hide and nest.

We added granite countertops (because that was my day job then), painted the kitchen cabinets and that was about it.

We added granite countertops (because that was my day job then), painted the kitchen cabinets and that was about it.

The renovation will cover the following:Kitchen - new floor, cabinets, appliances, paint, and remove a non-load bearing wall to open up the kitchen and living room.Living room - new floor and paint2 main bedrooms - new floor and paintMain bathroom - gut renovation, new floors, vanity, sink, showerBasement - convert portion of the basement into a 3rd bedroom with new sheetrock, paint, and flooring for finished part of basement and staircase, - wall off 2nd bathroom and gut renovatePurchase Price: $60,000Repair Cost: $30,000 (my own initial estimate came in around $25-30k so I am using 30k to be safer)ARV: $130,000Down Payment: $13,500 (15%)Hard Money Loan: $76,500 (85%)Monthly Expenses (6 Month, Interest Only Term):Interest: $825 (11%)Taxes: $220Insurance: $40Total Monthly Expenses: $1,085Total Expenses Over 6 Month Loan Term: $6,510Cash in the deal by the time of ReFi:Down Payment: $13,500Monthly Expenses for 6 Months: $6,510Purchase closing costs: $2,500Total Cash in Deal: $22,510Refinance:ReFi Loan: $97,500 (75% LTV)HML Payback: $76,500Closing Costs: $3,000"Profit" after ReFi: $18,000Equity after ReFi: $32,500Rental Income:Gross Income: $1,300/monthReFi Mortage Payment: $642/monthFixed Costs: $260/monthVariable Costs: $299/month (23%)Cashflow: $99/monthMy 2 exit strategies would be to simply flip the house, or, if the valuation comes in slightly lower than expected, I am confident I can still rent it at this price because it is a very rent heavy area compared to owning and continue with the BRRRR method with slightly better cashflow because of a slightly smaller ReFi loan amount. 

We are pumping in some sweat equity: killing all the weeds and doing a non-organic mulch and river rock yard, power wash and paint the wooden fences, resurfacing all cabinets, faux-marble epoxy on the counter tops, and redoing the floors (there is a mix of scuffed up hardwood and wood appearing panel...looking to just make it all panel).

Purchase price: $50,000 Cash invested: $5,000 2 Bedroom 1 Bath 740 Sq Ft Built in 1942 Had recently been updated with new windows, carpet, paint and cabinets.

This will be a rental grade reno with middle grade new cabinets, hardware, and backsplashes in the kitchen.

- Consider stylish cabinet pulls for a subtle but effective upgrade.Water-Saving Charm: - Water-efficient fixtures not only look good but also save on utility bills