Hi Jonathan,We haven't installed any tile yet on our properties, so we don't have any recommendations unfortunately.

@Eric Koelling from the city system development charge for a 5/8” meter $4791, install fee city 8475 and 4500 for the plumber to run from meter to house.

I've not done that remotely, but it could be done.I have a handyman that gets used appliances all the time and installs them in my rental houses when needed.It would take some trust or coordination on your part but could save you some substantial money.I'm sure you could find someone on the next door app that was handy and had a truck to go pickup stuff.

I own several rentals in Linden with a mixture of AC installed vs not installed.

However, the fam member installing them for me is only a licensed HVAC contractor in FL so he's been unable to buy the units at the regular retailers that would regularly sell it to him (like Bryant, Johnstone Supply, etc).  

See if you can just repaint the cabinets and install new countertop. 

Does the roof still have a warranty from whoever installed it? 

I’m looking for a checklist of everything to buy and do - from installing a smart lock to stocking kitchen basics.

There is an unfinished basement which will likely be permitted to convert into an ADU but might trigger the installation of a fire sprinkler system ($30k).

So I’m in a bit of a bind, I have a duplex I’m house hacking we remodeled entire thing, new hvac, electric panels, electric main, updated plumbing, water heaters, furnace, install central air, roof.