I would provide the vanity, bathroom tub and shower, kitchen cabinet, flooring, and all the hard wares.

For a bathroom or kitchen type remodel scope I will side with you, 1/3 wouldn't present any red flags but not for a more substantial renovation scope and certainly not as a general rule of thumb for all construction projects.

If you are a broker and are on this list how would you feel being treated like a late night informercial kitchen gadget buy one get two free offer?

I can give you an example in my market here in Cbus for SFH 1,200 sqft:Roof - $7k to $9k Siding - $9k Windows - $450/window labor + material Flooring - $5/sqft Paint - $3k to $4kStandard Kitchen - $7k Standard bathroom - $5k This is just a general idea from what I am seeing. 

I’ve been most successful building wealth with positive cashflow by buying houses that were like 6/3’s and renting to other solo professionals who lived with me and shared my kitchen and laundry instead of 2 one bedroom or two bedroom apartments.

I spent 14 years as a CFO/CPA for a $300 million farmland management and equipment auction company in North Dakota.

After 3-5 years on average you have to expect a few things to do and we also take the opportunity to do some upgrades.The range is wide: we just had a tenant move out after 10 years and they left the home in great condition, but had to replace 2 vinyl windows that had broken thermo seals, replace the kitchen vinly floor with LVP and upgrade some of the light fixtures.

Getting "creative" is masking the underlying problem if you're not equipped.

Yes, there's a living room, dining room, kitchen on the appraiser's report and then they called the what I thought to be a 3rd bedroom to be a "den".

It was a wild ride for him, especially in the first year, but seeing guests enjoy the space made it all worthwhile.Given your engineering background and rehab experience, you're well-equipped to handle the complexities.