The house is in pretty good condition and just needs a light to medium rehab.

Our local wholesaler is a one email solution...I request current availability of a size, type, color and general model to replace an existing unit from the person assigned our account, they send me the detailed specs and cost which includes delivery, remove and dispose of old unit, and any accessories needed such as range pigtail, 3 or 4 prong, or washer hoses, etc.

The kitchen cabinets need to be painted, replace some of the flooring and maybe add a few can lights. everything seems to be cosmetic and would be about $20k.

How many Property Managers does it take to screw in a light bulb?"

PS is one of the most heavily regulated cities in the US, best not to game the system, or if you do tread lightly after building lots of experience.

Bathroom vanity / sink, ensure you include the mirror, lighting, faucet, ect. / kitchen islands with or without electrical outlets, ect.) 

- Replace HVAC (Heat Pump and Fan Coil + Digital T-Stat) February 2021 - Total Cost: $12,350.00Additional Rough Costs: $2k-Updated Kitchen:oButcher Block Counter TopsoComposite Granite SinkoNew Black Faucet and Garbage DisposaloWhite Porcelain Large Format Tile BacksplashoPainted urethane white cabinetsoNew black hardware pulls-Bathroom UpgradesoNew toiletoNew lighting modern fixtureoNew larger modern mirror What was the outcome?

Put in laminate, Kitchen Cabinets, Vanities, Concrete patio, Light Fixtures, Water fixtures What was the outcome?

On the right side you will see the zoning colors.

For example: Kitchen Remodel, bathrooms, sand floors, recessed lighting, etc cost = $120k (what percent of that should be materials such as cabinets, fixtures, recessed lighting, etc)