HVAC is 20 yrs, Water heater 15, kitchen's typically need a complete remodel every 10-15 yrs and cost about $10k, flooring, exterior paint, interior paint, tub surrounds, toilets, vanities, light fixtures, etc etc etc. 

I suggest you contact Alex at Kitchen Search for cabinets.

Kitchens/Bathrooms can make or break a home

Seller financed deal at $40,000 bathroom was down to studs, kitchen had no flooring and cabinets were falling off at the hinges, no gutters on rear of home, rear entry door suffered a break in and roof was leaking prior.

This oversight, while to those who are experienced flippers may be unappealing, to a first timer, these oversights can be life saving.Yes FHA charges a 1.75% fee called a Mortgage Insurance Premium or MIP at closing.

I opened up a wall to create a better flow to the kitchen.

I tore each unit down and put in new kitchens, paint, refinish floors, and re-did decks.

However, this is a small, 1080sqft 3/2 and the kitchen, laundry and bathrooms are all along a straight line path.

They are typically about 400 square feet, with one bedroom, one bath, a living room, and a kitchen.

. - roof (completed) $2200- windows $4800 (ordered) 10 units- furnace, water heater $10K (quoted)- drywall and mud tape $3500- flooring $2000- kitchen $5500- appliances with washer dryer $6000- lights $1500- faucets $500- tile backsplash and shower $1500- gutters $500-finish package $2000- paint $2000- 10% over run budget of $5000Takes you pretty close to $50K.