The college kids around UTC are open to living in not as desirable areas, compared to the UTK kids that want granite countertops in their apartments. 

I had one Appraisor who was very impressed that I used high quality materials-he got this impression because I had granite countertops and double hung windows.

Raised the entire soffit above the kitchen, adjusted the layout and finished with new hardware, tile backsplash & Quartz countertops.

______ Countertops ______ Appliances _______ What shape is kitchen in overall?

Like taping a bad check under the glass counter top I guess......that's a good way to tic off a good customer who made some mistake at 30 days!

I plan to do a full job on the units: new kitchen cabinets, granite counter tops, new appliances, new tile and laminate flooring, new bathroom vanity, new toilet, new interior doors and paint.  

  $4kKitchen: new flooring, quartz countertop, all new appliances (bought all the appliances from Craigslist) $5kAddition of 1/2 bathroom: $5kConversion of garage into 3rd bedroom: $5kSheetrock work and Painting: $12kNew high efficiency central heating: $6kNew high efficiency tankless water heater: $4kNew Sewer lateral: $4kMisc carpentry, landscaping and plumbing: $5kEBMUD rebate for sewer lateral: -$4kPG&E rebates for efficiency upgrades: -$5kHouse is now a 3 bedroom / 1.5 bathroomHolding cost (10% interest to friends) $5000Cash out refinance at $255k = $1,950 per month (PITI)Rent of $2750 per month, so cash flow of $800/month.

On a $60k property, I assume granite counter tops and custom cabinets are not on the menu.

We did all the work ourselves, tile, paint, new cabinets and countertops.

We are going to go in the kitchen and we are going to put tile down on the floor and tile on the countertops.