If I pull cabinets out of higher end houses I buy at auction and put them in lower rentals my prices will be different.I understand you trying to figure it but most people negotiate from a value standpoint.

Is it better to take the extra couple hundred bucks a month in cash flow with a 30 year loan or take a smaller cash flow with a 20 year mortgage but pay much less in interest.

As such, some agents will want "Cash only" added to the listing so that they dont end up fielding hundreds of calls from potential homeowners when the property really only lends itself to investors/contractors etc....

After looking at the property today, we saw that it needs new flooring in the kitchen and bathroom as well as new kitchen cabinets and appliances (it's a very small kitchen).  

When I saw the house for a second time I noticed a leak under the sink, bucket full of water, warped bottom of cabinet and flooring around the sink.

I would say cabinets and countertops could cost you closer to $5,000 but that's because I pretty much always put stone in.  

Also, while you can probably pick up a blank quit claim deed from Office Depot or online, and get the county to record it, there are a number of reasons you might want to pay an attorney a couple hundred bucks.I commonly see errors with vesting, marital status, witnesses and homestead ,prepared years ago and now clients are paying big bucks (for quiet title or probate) to fix the mistakes that could have been avoided. 

That is what they focus on so it is their bread and butter.Conversely if you talk to an office broker that sells 5 million buildings and makes 100,000 per transaction they are not going to want to go from thousands an hour in earnings for time invested to say 100 making 15,000 before a broker split if they are not a principal broker.That is why brokers selling multifamily buildings at hundreds of units do not focus on the 10 and 20 units etc.

And it costs a couple hundred dollars a year to maintain. 

Feel free to call me eight four three - three hundred - two eight four two.