Taking each room down to the studs and replacing all finishes, electrical and plumbing, lighting, walls, paint, trim, tile, etc.Kitchen renovations (excluding separately purchased cabinets): $2,719 - Some electrical work, paint, trim, lighting, etc.If I am allowed to place all $41,740 in the 7 year bucket, as opposed to the 27.5 year bucket, then I am looking at a year 1 after tax savings of ~$6.4K from depreciation, compared with ~$3.9K in the less favorable scenario.

I've been living in Toronto for the past 10 years of my life but I just recently bought a house with my fiance in Cambridge, Ontario so I am re-locating to the Cambridge area now.During the day, I build and install cabinets (kitchens, closets, offices, mudrooms, entertainment/media units).

.- I am no expert on rehab, but here is my best try:- Upstairs: clean/paint walls, paint cabinets, remove carpet in living room & refinish hardwood: $10,000; new window trim: $500- Basement: minor mold remediation: $1,500- Exterior: damage to wood panels above front porch: $500; landscaping: $1,500- CapEx: roof: $8,000; furnace: $3,000- Appliances: refrigerator: $800; microwave: $200; dishwasher: $400; W&D: $600- Miscellaneous: clean-up, etc: $3,000- Total: $30,000Now, let's say I pay full price at $40,000 w/ 25% ($10,000) down.

That's why I'm hesitant to do things like cabinets and other big-ticket items in the hopes that the end buyer is eager to do those things once they own the home.  

We just put $2500 and some sweat equity worth of upgrades / repairs into it, so it's in pretty good shape but kitchen cabinets and bathroom vanity are still outdated.We now found what we believe to be a quality tenant on a 1 year lease at $1295/month. 

The over all plan with the current project is, remove all carpet and padding, clean the walls and cement floor with TSP, wash everything else down with TSP or a cabinet cleaner and then run the ozone machine before painting with Zinsser BIN.

I have stand alone cabinet setup just for that in Evernote with my to do lists, tags, and locations.Recently I've been asked by several folks to do a video and screencast of my paperless office system in action, accompanied by some videos showing how to set it up.

If it's just the cabinet bottom that needs replacing, it's not too big a job. 

So every tenant wants new appliances, new cabinets, new flooring, etc but if your rents are already at market levels then this would not be beneficial to you.

For even more accuracy, we choose to only use comps that are 1/3 mile away or less, with sales dates within the last six months.Sometimes, even the street can make a difference in the value of a property.If the only comps you have are on very nice streets, but the house you’re considering is on a very “distressed” street, then you have to reduce the ARV.How much is an appropriate reduction is a judgment call on your part.You’ll want to base that call on how much of a discount will be necessary to entice the final owner/occupant to buy this property over one they can get on the “better” street.If the comparable sale that you are using is too different from the subject property, then it is of little value.If you use it in your sales marketing, you’ll lose credibility with your Investor Buyers.An example of a poor comparable is when your subject property is an old cottage fixer-upper, and you compare it to the sale of a brand new in-fill (an in-fill is a new house built on a vacant lot in an otherwise established neighborhood).Rehab dollars vary according to level and detail of the job – everyone has a different formula.As a wholesaler, we suggest a middle-of-the-road approach for estimating enough rehab dollars to get the subject property to look like the comps.You’ll need to spend more on rehab as the ARV increases.Logically,buyers like more ‘pretty-ness’, higher-end fixtures, cabinets, etc. when they’re paying $200,000 vs. when they’re only paying $100,000 for a house.Buy/Sell/Hold costs are all of the costs associated with:üThe purchase (loan origination fees, title insurance, attorney fees, survey, appraisals, etc);üThe sale (real estate agent commissions, marketing and advertising, closing costs paid by the Seller); and üHolding the property (mortgage interest, utilities, taxes, insurance, etc.).