We're already at $30k and haven't bought cabinets, fixtures, bathroom tile or landscaping yet. 

He put in a backsplash in the kitchen, put up larger fence doors, light fixtures and fans, etc.

The purchase price was 110,000 and the rehab cost was additional 42,000 mostly for a new kitchen and bathroom fixtures.

Windows, light fixtures, mirrors, etc.

If you can't figure out how to park and walk to the courthouse after multiple attempts, I think real estate may not be not your cup of tea.

I typically do only minor updates (fresh paint, new fixtures/carpet if needed, & outlets (to freshen the place up)) however on my last one I did a much more extensive update (flooring, doors, bathroom & kitchen) while expensive, I think I’ll make it back over the next 5 years because I was able to increase rent on the unit by over 50%....I’m sure there are folks with more experience than me, but just wanted to share how I approached the decision.

All the boards were cupped.

I agree with you about contractors and trying to align yourself with one who understand your process.In the meantime I will follow your lead and go spend some time at Home Depot "window shopping" in order to at least familiarize myself with some general prices on flooring, paint, appliances, lighting, fixtures, etc.

The bottom line is that I'll stay home and skip Cochran and Watson's Las Vegas weekend (Vegas has never been my cup of tea in any case) and I'll spend my money on my own marketing campaign. 

You can view a few photos here.It is located near 88th and Wadsworth in the Kings Mill neighborhood2 story/ 5 Bedroom/ 3 BathMaster suite "loft" 500 square feetmain floor/ 900basement/ 900some good things:Roof is five years oldnew windows on the top floornew water heaterno signs of foundation settling home is overall maintained and well kept "just very dated"The expensive things:paint trim outside of houseHVAC is working  but is super oldNeeds painting throughout, with a room or two of wallpaper removalneeds wood floors installed on main levelcarpet in upstairs and basementnew appliances/fixtures/countertops in kitchencomplete remodel all 3 bathrooms entire basement is wood paneling drop ceilings in basement "possible other option?"