Okay enough prologue, here's the deal:3003 Finley St, Fort Worth, TX, 76111 (United Riverside)4 bed, 2 bath, 1570sf, built 1951Asking $84,900Estimating $25,000 in repairs (roof is 2 years old) needs: vinyl floors, new countertops, appliances, HVAC, possibly re-wiring, trim/doors, and paint.Estimated ARV: $150,000 (I base this on 3 bed 2 bath comps ~1350sf only a few blocks away selling for $159k to $185k, roughly $100/sf to me seemed like a conservative estimate)Estimated rent $1400/month (I based this on Fair Market Rent chart for 76111 from section 8 housing which lists 3 bed at $1350 and 4 bed at $1720, plus several 3 bed 2 bath rentals currently available a few blocks away at $1350/month)Running BRRR numbers with $80k cash purchase, $25k rehab, refinance at $105k, %10 capex/repairs, 10% vacancy, 10% management fees led to a monthly net cash flow of about $200.Is there something I am missing about this deal that I need to account for?

Things like painting/flooring/countertops, etc.

Anyone have good luck with the rustoleum product to paint outdated countertops?  

I was thinking of a different countertop and a simple subway tile backsplash.

I have a year or so before I have the 20% saved and wanted to start learning about what goes into home improvement such as the price differences between countertops, flooring, etc.Any advice or resources you guys have would be great.

I’m not doing anything soecial besides granite countertops.

I also would note that the renovations completed upgrade the home: Recessed lighting, granite counter tops, new cabinets, new toilets for the entire house, new flooring for the whole main level. 

Building a wall and door to enclose the duct work and Hot Water Heaters - $1675Move the hot water heaters from under stairs to new room - $1265Move the washer/dryer from the laundry room under the stairs for tenant upstairs - (cutting concrete to move drain lines and installing new 220 outlet) - $3,520Remove wall in laundry. take out current door and add another door - reframe, sheetrock, - $4,180Create new bathroom with washer/dryer added, new shower/tub, new vanity, new toilet - $7150New kitchen cabinets and countertops - $4,290Move stove - new outlet - $675Replace bedroom ceiling - $715Replace pocket door in bedroom - $300Create master walk-in closet off current bedroom - $775Paint entire unit - $1300This includes labor and materials.

We can replace flooring, countertops, etc for far less than they charged, but its hard (i.e. impossible) to add 9-foot ceilings after the house is built.

Our rehabs look high end, certainly features like bathroom tiling, new kitchen counter tops, etc.