They handle all the showings and leadings, take care of all tenant customer service.

Foundation issues in North & Central Texas are just part of the territory...literally.  80% of the houses around here, unless they were custom builds with serious foundations, are going to wind up with foundation issues eventually.  

Your tenant leaves after a year, you get in there and find dirty floors and carpet, have to touch up or new paint, various broken/damaged items. leaks under sinks ruining cabinets, etc...

The cabinets in the kitchen are starting to be installed and painting of the interior is coming along.

This means I have a very good understanding of particularly online marketing, lead generation and customers service, so any questions in those area's I'm always happy to help, so don't hesitate to reach out. 

For a granite counter top do I need to get new cabinets?

Look at this thread, one guy has one built on lot:https://www.biggerpockets.com/forums/311/topics/250188-how-is-custom-builders-in-tacoma-wa-hiline-homes-etc

In hot markets, they are simply letting the customer select a property, that meets property requirements and an agreeable price. 

The rest of the rehab and estimates look to be on track since we reduced costs by acquiring and pricing out all of the interior materials ourselves (e.g. granite countertop w/ undermount sink, vanity, cabinets, fixtures, etc.) so all we are really concerned about is labor and we have some wiggle room with that.$28K is all Exterior (Siding, Roof, Light Landscaping) and Interior (Kitchen, Bath, Light Drywall, Minor Plumbing Repairs, Paint, Trim) but this number is bumped up a few K like I mentioned earlier.Right now this is part-time but we are working to make this a full-time endeavor and should do so within a year assuming the market doesn't nose dive like it did in 2007/2008.

Sure,  design, paint, interior doors, cabinets - - - all are non-permit items.Bath??