The kitchen area flooded  anytime somebody used a bathtub. 

We were not impressed until we came across a contract sitting on the swollen formica kitchen countertop that the former owners signed which basically read that whoever became the new owner would inherit $67k dollars worth of free renovations.We got impact and sound insulated windows and doors, a NEW AC unit and AC ducts, insulation in the attic, they increased the amps to the electrical.

Put new knobs on the kitchen cabinets, and replaced some broken soffit pieces and window sills that had rotted out.

Here are additional things to consider: 1) units that are below market rate 2) minor value add purchases that are short of requiring tenant to vacate for 30 days (most LL I have been communicating with believe that a significant kitchen remodel may be necessary to terminate lease due to a value add). 3) (this is the one that I find most impactful) Tenant termination is now limited to a few items such as uncorrected lease violations or rehabs significant enough that they mandate more than a month of vacancy. 

Duplex - 2/1 both sidesPurchase: $97K all cash no and includes realtors work for finding the dealRehab: $20K (floors, kitchen/bathroom, paint and other cosmetics)ARV: $135K (will then refinance at $101K leaving roughly $16K in the deal)Rent: $800 each $1600 total (current tenants on month-to-month at $500 on both sides)Vacancy: 10% ($160), CAPEX: 8% ($128), Property Mgmt: 10% ($160)Mortgage: $376, Taxes: $150, Insurance: $100Lawn Care: $100, Septic: $13Cash Flow: $413, CoC: 30.9%Property is in a very stable C Class neighborhood.

I probably got every kitchen appliance you need.

Moved the kitchen from the back of the house to the front of the house.

For example, the default lease I have for my own properties is about seven pages long in it's "kitchen sink" form.

Would love to know if these are realistic or not.Replace most of the plumbing ($2,000)Some electrical work (assuming about $6,000)New heater ($3,500)Rental grade bath ($3,500)Rental grade kitchen ($2,500)Multiple spots of sheetrock repair, skim coat, painting ($5,000)Flooring on 1st floor ($2,500)Carpet on steps and 2nd floor ($2,000)Add W+D hookup ($1,000)Appliances included in rehab cost (rental grade - $2,000)Total - $30,000Thanks everyone for viewing -- I'm just worried about the realism of the rehab and then the operating numbers.

New lighting, flooring, kitchen, roof, roof deck.