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.

.-2)  Where to pick Kitchen Cabinets at good price?

One example recently is at 2 different properties home passed with no carbon or smoke in kitchen was told not needed as it wasnt required just needs to be outside kitchen and same location has boarded windows in basement only no violation but another location different inspector wants a carbon and smoke inside kitchen even when directly in next room and also wants natural light in basement because windows are boarded.

It's listed as 4 bedroom 1.5 bath, 1480 sf, and the pictures show a house that definitely needs paint, floors refinished at least, a full kitchen and bathroom rehab, and I'd assume you'd want to make the half-bath a full bath for value. 

The property have the following issues: require new roof, 4 doors, 3 windows, 2x kitchen update, 2x bathroom slight update, appliances, new Hvac system (heating is electric baseboard) and other touch ups like paint and etc... i contacted 2 contractors and they gave me between 40-59k rehab cost.