Total $20k..The kicker- I just quit my job (yesterday in fact) in remodeling homes, where I was basically a laborer/apprentice.

While at the store you don't think much about spending $5 on a blind or $40 on an above toilet cabinet, but when you sit down and calculate everything, it kid of just hits you like a ton of bricks.I have never thought about buying out of state.

My husband has a paint crew so we would save there but we would have to spend money on the rest of the remodel out of pocket.   

I remodeled my own home and went all-in on energy star appliances, high efficiency AC, hybrid water heater, low flow toilets, impact windows, insulation and low flow plumbing fixtures.

Not specific to Chicago, but one of the most important addendums for me is about clogged toilets/drains.

The kits are expensive, but they're a heck of a lot cheaper than remodeling an entire bathroom that still rents!  

My vinyl planking:  http://www.homedepot.com/p/TrafficMASTER-Allure-12...This flooring will cover a 13' x 14 bedroom, continue into a hallway which opens to a 6'x6' vanity area, thru a doorway into the toilet/shower room.

The older stuff has a lot of repair costs even after the remodels they do.

I have grown up in construction and had no problems buying, remodeling and maintenance.  

I am also thinking about putting them in units that we have already remodeled as an upgrade if a tenant wants them for a price.