The property is a 3/2.5 that needs moderate rehab; can easily add a fourth bedroom and turn the half bath into a third full, update the kitchen and bathrooms, move the laundry from the kitchen to a dedicated laundry room, throw up some paint and other cosmetic stuff.

As soon as I and renewed the lease the tenant wrote me this long message with all these thing wrong, including drain smells bad(she’s been putting bleach down the drain to kill the odor, the lights in the kitchen and bedroom are flickering(this ones easily fixable) & the bathroom floor is in-caving because of water damage(she suggested a new shower door).

These are not totally run down, but these are clean and just have old carpets and tiles, kitchen cabinets, appliances, and etc.

The for sure thing to do that everyone always looks at is the kitchen and the bathroom.

On the first rehab I hired a contractor for the kitchen, baths and floor and he took the entire summer to do the work and even then he didn't finish he just disappeared (no I did not pay him all of the money).

Changes the picture somewhat; everyone should evaluate their own model.Also there are countervailing concerns to be aware of to find one’s own balanced position on this:Yes I’m aiming at the “crappy” end of the market where a plumber like me can add value adding/ fixing bathrooms and kitchens; where prices are cheap still and returns especially after adding value can be much higher, and also I’m a big believer in not just maintaining but improving your properties, which all fattens the capital expenses budget.  

Should I replace the floor in the kitchen/dining area as well, which has a few small nicks in it, but otherwise is in good condition  My agent estimated it has another 5 years of life in it.OPTION 1)  Replace living room flooring only - approx $1800 - ($1100 materials, $700 labor), then replace the kitchen/dining room floor down the line.ProsLess expensive up front.Get 5 additional years out of the kitchen/dining vinyl, which is not at the end of its useful life.ConsLabor costs for installing downstairs floors will be higher in the long run with two separate installs ($1000 labor for all downstairs at once, likely $1400+ labor for two separate installs).Floors will be different in the living room (luxury vinyl wood plank) and kitchen/dining rooms (a vinyl "tile") both now and when I replace the kitchen/dining floors down the line. 

Then send them updates on the project, new kitchen going in, before and after shots.Project complete and new tenant moves in August 1.  

I'm trying to decide on a theme for my rental kitchens, I use white cabinets, and jamocha granite countertops because they look nice and there cheap.

It affected the kitchen as well as two rooms above the kitchen; the building is not condemned, so that's a plus.I should have a quote from a restoration contractor tomorrow, which would give me a better idea of how much damage has been done.