Part of this cost is because they had to ‘level out the jamb’A charge to install a ‘custom toe kick’ along with painting it – basically my floors are crooked and there was a larger gap in one area that needed a larger toe kick.I responded back, and he takes a while to respond – on average its 3-4 weeks before I get a response from him.

Let me guess, sea sand used as in fill resulting in concrete breakdown???  

My capex budget includes roof  year 25 life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 20 year life span.

I recently just finished a flip and a few larger remodels (we own a tile and flooring company) and have the money for another if not two properties.

They can install cabinets, floors, counter tops, faucets, lights, etc.

Hi Doug, I’m a newbie investor and I listen to Robin Thompson’s teaching CD’s, she is a rehab queen out of Ocala, FL she recommends independent contractors, electrical, plumbing, painter, roofing etc,  the GC can be contracted for Sheet rock, flooring , dry wall etc, better protection for the investor to ensure timely completion of work with cost over runs

My capex budget includes roof 25 year life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 20 year life span.

This just reduces your cash flow every month...but you're not coming out of pocket...and, the actual costs to the deal is insignificant.Example:  Cost to replace roof = $5000Option #1:  Replace in 5 years, when it starts leaking.Cost to you for roof:  $5000Cost to replace/repair interior damage:  $3000 (floor, paint, etc...)Interest on funds: $1800Total cost out of pocket:  $9800Cash flow for 5 years (before roof repair):  $5k/yr = $25,000Adjusted Cash flow for 5 years (after roof repair): $5k/yr = $15,200Option #2: Replace now, before it starts leaking.Cost to you for roof: included in purchaseCost to replace/repair interior damage: $0 Added O & I to purchase loan:  $24/month; $288/yearTotal cost out of pocket: $0Total cost added to loan over 5 years:  $1440Cash flow for 5 years (before roof repair): $5k/yr = $25,000Adjusted Cash flow for 5 years (after roof repair): $5k/yr = $23,560

We just discovered he dumped demolition material including sand and concrete in our backyard. 

I see most people mention laminate floors in replace of carpet, fresh interior paint, bathroom vanity's, and updating the kitchen.