I routinely give or sell at a discount materials inside rehabs that aren't going to be used any more, like existing cabinets, plumbing fixtures, etc.

The numbers will always be worse right after a new property is acquired while you work through inherited bad tenants and deferred maintenance.Wait till the day your cleaning cat poop out of kitchen cabinets, or dead fish out of a fridge because the electric bill did not get paid, or a dirty toilet because the water bill did not get paid, or rolling up carpet to burn so the exterminator can kill the fleas, or a renter turns the water back on while the plumber is working in another room so they can flush the toilet.

Killed the weeds in the lawn, put down sod, rehabbed the nasty garage and shop to make them look appealing, added a finished attic storage area to the garage, painted kitchen cabinets, installed new AC and all new plumbing.

Also focusing on my other streams of income, primarily my cabinet business.

You don't need an architect to knock down or move around walls or replace cabinets. 

The property will be self-managed.1bd 1bth: Price: $195,000$1923/month with 3% down Properties in the area that are similar go for around 2000-2300/monthminor renovations needed( carpet in the bedroom and replacing some cabinets)3bd 1.5bth: $195,000$1,286/month with 3% downproperties that are similar in the area go for around 2200-2300/monthno renovations needed

The spacious kitchen boasts self-close crisp white cabinets with hardware, quartz countertops include an extended breakfast bar, all new stainless appliances and farmhouse sink.

Kitchen - Quartz Countertops, self-close white cabinet doors, extended breakfast bar, all new stainless appliances.

Cabinets, doors and blinds, and all that dust in the vents will also hold that odor.

____Repair cost break down___Roof - repair price depends on home SQFT, type of roof + any know damageHVAC - replacing a Condenser (outside unit), handler (inside unit), ducts or possibly replacing all together Electric - cost depends on the job - replacing panel, running new wires, adding or repairing electric to an areaHot water tank - cost of tank + labor + ( some plumbing components)Windows - cost per window + labor cost per/windowPaint- cost is price per/sqft, varies if painter are painting trim, primer, how many coats, interior or exterior Sheet rock work - how many sheets 4x8 sheets will they Demo and replace Flooring - normally charge per/sqft - find the cost of the floor you want and multiple by your sqft and add the labor cost per/sqftkitchen - cabinets ( price per cabinet + labor to build and install) - counter top cost, price for material sqft and price per sqft of to fabricate, cut, and installAppliances - cost of appliance + install Bathroom remodel - depends on the size and quality finish - i start with finding the price for a small standard 5x7 bathroom and move upPlumbing - cost depends on the size of the job and scope of workThe above information is a quick break down of how to get rough estimate of rehab cost.