Then send them updates on the project, new kitchen going in, before and after shots.Project complete and new tenant moves in August 1.  

I'm trying to decide on a theme for my rental kitchens, I use white cabinets, and jamocha granite countertops because they look nice and there cheap.

I've checked the numbers and about 1.3% under 2% rule (rare in the area), rooms looked pretty decent, only some bugs around kitchen and raw basement.

If you want to make yourself feel good go serve lunch in the soup kitchen AFTER you raise her rents.

so we put about 155k cash into it.40k   rehab  which included  new kitchen Roof.. and finish the basement.. and new front yard.it was a 1920's bungalow so she kept original HW floors and just coated them.. along with the windows were good wiring and plumbing were updated.. so basically new kitchen baths paint roof etc etc.

seems like you have never done it and dont know where to start. which is never good because you can change your mind midway.look at the baths and kitchens on my site, we have it down to a science. quote me if you have questions so i can reply.

This is in an area where rents are higher and people expect somewhat updated kitchens and baths. 

Tenant just alerted me that the kitchen faucet began dripping from the spout into the sink.

If our detailed list of reno items tallies about $25k, (we are offering $185k less credits of $25k for net buy of $160k) should we provide line item values $ (kitchen vs bath vs electrical) for Probate court submission?

New kitchen of course as well as new bathrooms.