Same with kitchen cabinets, drywall, carpet, flooring, etc.

I fear if I hire out the work to start with and live there I may get in the way of the contractors and often times I will be inconvenienced with no kitchen, water, electric or whatever.

Although, I don't really rent to recent college graduates.The kitchen is kind of dated so it doesn't really appeal to women and their families where the wife makes the decision so I don't know if the whole school thing would be a factor.

They have calculators like a rehabber both 'top down and bottoms up" where they may create a bottoms up calculation like: 30 square roof with decking, insulation, paint, GC fees, new electrical, for a kitchen fire * depreciation, if applicable Or a top-down estimate: If kitchen construction costs in the area are $200, then the may estimate, e.g. $200 per foot and you have 400 ft damaged = 400 x $200 = $80,000 * depreciation if applicable Some states, you get paid the policy limits even if they are higher than the replacement cost.

So the entire kitchen needs to be ripped out cause it swelled to the middle of the kitchen.

It includes 2 BR 1BA, a 90% complete kitchen, large greatroom, and would require a separate HVAC (it is ducted and connected to the upstairs unit) separate water, and separate power.

We got everything done in the timeline we proposed and they were pretty happy.Same thing with a kitchen.

We are also upgrading the kitchen, painting, installing new flooring, and new fixtures to bring in better renters.

Carpet/stoves in 2009. 4th unit got new w/d in 2010. 2 units got new flooring in kitchen in 2010.

Still needed is some finishing touches, the light fixtures, equipment installation (kitchens, baths are there, just not installed yet).