It does not include things like upgrades, such as upgrading veneer countertops to granite or adding another bathroom.On the other hand, the preservation improvements normally increase the value of the property far more than it cost to do them.

We purchased through an LLC.Rehab details:Created a kitchen on the unfinished side: new flooring, new appliances, new cabinets, new plumbing, new electrical, new countertops.

The countertops needed replacement to granite, and new kitchen appliances.

Everything else I plan to DIY with two guys that have knowledge in contracting and purchasing material from Home Deport/Lowe's and having them install it for me (flooring, countertops, ect).Before I get anyone jumping on my case, I just want to mention that I am meticulous with personal finance.

But you need to know the difference, or at least accept the risk, if you replace broken kitchen counter tops

Every expert I know says don't rehab them....change the locks, fix the leaks, repair the broken windows, but don't replace the carpet, the countertops, etc. 

Granite countertops and stainless steel appliances.

Yes, my PM is charging me the same price but it doesn't including flooring, garage door, kitchen countertop.

When you guys do buy a house and she starts to see how much the granite countertops cost vs. the laminate (or whatever the amenity is) she might realize what's reasonable.

I doubt there is going to be a ton of new vouchers come out.. and the current HUD voucher owners will expect perfection in their rental or they will just up and move.. you dont have granite counter tops and stainless  well i am moving to this landlords property that has those items..