However, I have been using the BP BRRRR calculator tool for some offers I have made, and my question for the experienced BRRRR investors is this:If you rehab the property to the point where almost everything is new (roof, kitchen, baths, HVAC, electric, etc), why do you still need to factor in 50% of the rent as going towards expenses if you don't expect any?

We have parts of the town that it is common (and expected) for landlords to provide basic kitchen appliances and another part of town where it is common (and expected) for landlords to not supply anything.  

Hello, I'm planning to convert my 400sqft garage into two bedrooms and a kitchen.

TOTALLY RENOVATED, NEW FLOORS, CERAMIC, NEW BATHROOM, NEW KITCHEN AND CABINETS.

The house just had the electrical upgraded, basement water proofed, new roof 5 years ago, newish furnish, newer windows.

THe place is well done, newer cabinets, tile floors, block construction, dual pane windows, etc. 

I have a few multifamily properties in the area and 100% of our tenants pay for utilities at this time.There’s 3 primary reasons in my experience: 1) It keeps tenants accountable for their behavior, like running AC with windows open in the summer etc...

I put egress windows in the two basement bedrooms and added 2 kitchens, to make a 4 bedroom 3 bath home into a 6 bedroom 4 bathroom home, that was broke up onto 3 apartments.

New kitchen, bathroom, flooring, paint, driveway, patio, retaining wall.

-Create another kitchen-Create another laundry room-Create a firewall in attic and main level -Add 2 hvac units with duct work-Add an additional water heaterOn top of all that we had to remodel everything and fix all its issues to make it an attractive rental.