Cabinets.

Carpet in rentals has to go....sooner or later.....To me over upgrading is stuff like granite counter tops....fancy cabinets.... fancy tile..... stuff that doesn't get good bang for the buck..... flooring is a "need"....not a "want".....carpet is a disposable commodity that has a lifespan no matter what....

We even let the tenant (with our final approval) pick out the new Cabinets, Granite and Carpet - looks even better now than it did when it was brand new.Those are my experiences.

Paint, flooring, cabinets and clean out.

Snowbound oil on trim, cabinets and doors.  50% Repose Grey on walls.

Of you need to remove a partial wall (looks like there is a 3 foot section coming out from the outer wall), add a base cabinet that faces into the living room to cover damage to the flooring from where the wall was removed), and then put a counter top on top of it and have some legs to support it at the other end. 

The lease was increased to $1,700/month with the condition that I change the kitchen cabinets and put granite countertops, So it would be first + last + 1.5 security deposit so 1,700 + 1,700, + 2,550 = $5,950.

A drippy sink drain can easily become a cabinet replacement or worse.

The main offenders were cabinets and flooring.Inspections - We were building local, so we were able to visit the jobsite every week.

Here are the numbers.Purchase - $58k including closingRehab - $13,500 including condo fee and insuranceAll in - $71,500Stained cabinets, Granite in Kit/Baths, SS Appliances, New windows, updated fixtures, New doors, Recessed lights, New Carpet upstairs, Stained grout downstairs, minor fixes throughoutI listed for $99,900, last one sold for $94,999.