Specifically, we are looking for: Property: a small multi-family (2-4 units) one unit to be at least a 3 bedroom / 2 bathroom stand-alone house which we would occupyadditional unit(s) which we will manageLocation Options: While we’re open to a number of possibilities, here are the target areas: the South Bay area (Manhattan Beach, Redondo Beach, Hermosa Beach, Torrance, Rancho Palos Verdes, Lawndale, Gardena, Palos Verdes Estates, San Pedro, etc.) the Pasadena area (including Alhambra, San Marino, La Crescenta, Montrose, La Canada-Flintridge, Glendale, etc.)some areas might also be nice and/or on our wish list, but are secondary to what's listed above unless we found a great opportunity (Santa Monica, Pacific Palisades, Burbank, Sherman Oaks, Studio City, Santa Clarita, etc.)Financing Options: We’re open to a number of financing options, including partnering with an investor, using private/hard money loans, and other creative financing suggestions.

My girlfriend (now wife) moved in a few months later and we never rented any rooms but we did rehab the house in a major way (added a bathroom, new wiring, new insulation, roof, etc.)

On the right side of the bath is the toilet sink and a small stall shower.Since the main bedroom's closet backs to the bath wall and is only about 4 feet wide, would it be more benefical for re-sale to enlarge the main bedroom's closet by utilizing the space the stall shower takes up(inside shower is about 26"x26") and making the tub a tub/shower combination or is it more important to keep the small stall shower so the bathroom has both a tub and seperate shower.If the closet was enlarged we would put double doors in to the closet and tile the alcove around the tub if it were turned into a tub/shower combination.

The bathroom cabinets looked like something from a oil change garage.

So, get your own estimates for the work.That said, every rehab is different and every rehabber is different, but I flip a lot of properties built in the 1998-2001 timeframe, and routinely do a lot more work than that:- Replace cabinets/vanities- Replace countertops- Replace appliances- Paint inside and out- Replace all flooring- Replace all finish plumbing fixtures- Replace all fans/lights- Replace front door- Replace any failed windows- Repair rotted/damaged siding, soffit, fascia, gutters- Replace all outlets, switches, plates- Basic landscapingWhile you may not *have* to do all that stuff, it certainly makes it easier to sell properties in this tough market...Btw, all that stuff typically runs about $20K in my area and with my contractors and basic level of finishes.

My personal bathroom sink pipes froze up 5 or 6 times last winter due to having no insulation right behind the vanity (something i need to fix)  Never once did the pipes leak.   

Meaning if he was to remove and replace a bathroom vanity and sends a bill for 16 hours...

We did replace the supply shutoff valves at the kitchen sink, bathroom sink, and toilet.

-Remove popcorn ceiling-Remove carpets-Smooth and paint ceilings-Lay LVT flooring throughout-Remove upper cabinets to open up kitchen-Replace cabinets (kitchen & bathroom)-Replace counters (kitchen & bathroom)-Replace sink (kitchen & bathroom)-Remodel bathrooms-Replace sliding doors for closets w/ mirrored ones-Replaces door frames and doors-Replace knobs/fixtures that we’re painted white-Hang new curtains-Replace ceiling fan and other outdated fixtures-Add baseboards-Remove turf that’s not turf from lanai-Replace with real grass-Lay stone tile for lanai-Replace cracked windowsI’m pretty sure there’s more I need to do but can’t think of it.

If unit(s) are occupied, complete tenant due diligence.Identify a general design idea for the renovation, including materials.Determine if a bedroom and/or bathroom can be added to increase rent and ARV.