Install new window: $100 per window– installer brings his own foam and metal capping, picks up windows from manufacturer and puts them in place. he halls away the debris as well.location Chicagoland area.

Estimated Holding Costs: 4,400$ (3 months rehab 1 month sale PITI+Utilities 1,100$)Selling costs 3% 7,200$Scope Of Work New flooring Hardwood(Herringbone Pattern) 1st floor 2,000New Kitchen 6,500New Bathroom 1,500Paint Interior/Exterior (Loan)Add Crown/Trim 1,000New Windows (Loan)New Doors 1,000Add Dormers in Attic (120 Sq gained) 2,500Finish Basement 5,000Add bathroom in basement 3,500Tuck Point Exterior 1,500Pavers over concrete patio 2,000(optional)Pacers over front walk 500(optional) New Concrete Driveway 2,500$(optional) Side Garage 1,500- The house after Rehab will be 3/2 1009sq -I Am utilizing the FHA 203k loan.

:)I think you are right about just biting the bullet and doing it, although I'd have your agent push back to the buyer's agent about missing the appraisal window and the inconvenience this causes... and do a soft-sell on not pushing back the closing because of their error.  

I am a cash buyer...been contacted recently by 3 different wholesalers trying to sell me the same property...each one has a different price...not my usual type investment but I went to look because you never know...the first guy didn't have a key so we had to stand on a bucket and climb in the window...in spite of my better judgment I went ahead and said I would take the property at his price...then I get a message that the price he quoted was wrong and it was a "clerical error" and the price is really higher...the other two supposed wholesalers have contacted me about another property without clear title but I want NOTHING to do with them now...they are all working together to sell class D houses...just don't jerk me around...it is not good to piss off cash buyers !

Needs 4 new windows and exterior paint, but otherwise pretty good. 

You know you need 44 new vinyly replacement windows in your triplex but tenant B gets them first because she's paid on time and solved world hunger twice.

Plus I'll be done painting and cleaning windows etc, so I was concerned about dust.

All homes must be inspected, for working windows, and things like that..

I always leave a radio on inside a vacant unit just loud enough that it can be heard at the closed windows and doors from the outside.

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.