@Dawn Anastasi is right by saying they should be able to do a better job than you.

All high end fixtures...venetian plastered walls, custom speakers throughout, built in Miele coffee system, custom cabinets, concealed dishwasher, toto toilets, hardwood floors, redone bathrooms, etc...BEFOREAFTER

Dawn

Originally posted by @Michael Privman:Remember to budget for a tanning bed in the master bedroom@Dawn Curry mentioned looking for foreclosures...so I imagine the tanning bed in the master bedroom is just a hole in the ceiling over the bed.

If you old dishwashers in these units, that will definitely be a culprit.

I've been trying to find it.Thanks,Dawn

Moisture resistant drywall will be used in all wet locationsAll ceramic tile will be installed on 1/2" cement board or a concrete PaintNew Switches, Receptacles, GFCIs and cover plates to codeHardwired smoke detectorsCarbon Monoxide DetectorsBathroom: Install Ceramic tile on walls for tub and floorInstall new pre-hung 6 panel hollow core doorNew Toilet with ring and supplyNew Vanity with faucet, drain and supply linesInstall new light fixtureInstall bath exhaust fanNew medicine cabinetInstall New TubBathroom Accessories (Toilet paper holder, towel bars, etc.)Bedrooms / Living room:Install new pre-hung doorInstall all trim ( Door Casing, Base, Shoe)Install Flooring material (Carpet, Hardwood,Laminate )Install New Light fixtureInstall Closet door (Type to be decided)Kitchen:    Install Ceramic floorInstall New kitchen cabinetsInstall Counter top (Granite/Corian/Laminate)Install New Undermount sink and faucet Install Ceramic backsplash with accentInstall Light fixturesInstall garbage disposal (if applicable)Install Dishwasher (If applicable)Install all trimInstall pre-hung pantry door (If applicable)All material types will be selected by you and installed by us.

Same as @Dawn Anastasi we haven't done much leveraging, preferring to buy all cash or pay off mortgages, and agree with her about not breaking the rule of completing the application process and doing background checks even if we intuitively know we will be accepting a prospective tenant.One time we accepted a prospective tenant's copy of their credit check, since it was recently done as part of the process of their getting a home improvement loan; they were renting from us during their 6 month remodel and he worked as an attorney and she as an administrator at a non-profit organization, so it was a good bet the document was legit.

I buy used stainless steel appliances on craigslist except for dishwashers as they need to be new.

Updating projects include:2 x new kitchens2 new sets of appliances including plumbing for dishwashers (didn't have dishwashers)Building out washer/dryer laundry rooms off the kitchen, so tenants will have separate systemsAll basement windows will be replaced with glass block that can open (for venting)I'm tearing out all the gross drywall and crap in basement and starting freshUpdating bathroomsInstalling Glass Block in the bathroom windowsFixing a few windowsPaint the whole damn thing inside and outRipping off (and capping) the unused crumbling chimneyWater managementGutters installed with drain pipes so I get the water away from the perimeterRipping out the carpet and refinishing the original hardwood - everywhere (if it's salvable)I am rebuilding a stairway making it saferA few other projectsTotal price after all Rehab/Fees is approximately $210,000I don't know what my rentals will be, I am going to begin marketing it @ $1,500.00/unit I believe I will be able to lease there, or at the lowest $1,300.00/unit (as is market values on craigslist and other sources)The neighborhood is considered the good part of the rough area, lower owner-occupant, lot's of section 8 in surrounding areas.