I would say that 4/2.1 would be ideal.6.Modern features such as a functional 2-person master bath, social kitchen, attached 2+ car garage, central heat and/or AC, non-gold features, etc.7.Clean, decent, functional yard (low cost of upkeep, so no pool and probably no water feature)8.B neighborhood or better, and on a decent or better street.9.Attractive curb appeal.

A month after closing the PM told me about one tenant who's been there for 3 years has been asking for new kitchen floors for over a year but the previous owner wouldn't allow it.

The most common locations on the older ones are exterior wood & metal, interior wood, and kitchen & bathroom walls & ceilings.

So, I think the reason he recommended $100-150K is not only for down pymt in purchasing, but also for making purchases in rehabbing, like kitchen appliances at Home Depot or Lowe's, for example.

if u are going to get into it,  do it right. same with kitchens.  

Will include new kitchen, new bath, complete window/door package and exterior redesign to convert 50's home into a contemporary, quintessential Venice beach rental.Thank you in advance for your help.Colin 

The kitchen had burned down, and the owners simply abandoned it.

The kitchen won't be hot but I'd rather not linger especially if I can go one of these routes.

Or starts cooking meth in the kitchen? 

To remodel a kitchen in Kauai cost as much as a full remodel in Seattle which would be a full purchase of a home in Nebraska with all of the remodel budget.