The biggest expense I tend to overlook when plannig a rehab is the hardware (nails, screws and bolts can get up there quick) and other necessry items like caulking and construction adhesive.

i'm still old school and change out locks, but i do use the same brand each time..meaning i just switch knobs but not the inside hardware..takes 15 minutes to do front and back door (i'm not that handy, so i'm sure others do it quicker :) ) you don't want to 'god forbid' have a tenant come back and break in when new tenant has moved in...that could be a huge liability..in fact, i used to think switching locks between apartments and houses and keeping a few extra sets to rotate as tenants moved out would be sufficient, but now i prefer to just buy a new set for 25 bucks each time.

Not an after picture just yet, but here is a picture from a property we are working on right now: Still need to replace the cabinet hardware, add the pulls, install the faucet, install the floors, add appliances and install light fixtures...but it is looking better already!

You owe it to your wallet to not to get caught up emotionally.Once you start talking underwater prices with someone who is hoping to come out owing nothing - there is trouble brewing!

I would change out hardware and add black splash.

There has been a lot of stimulus money going into wallets in the last 2 years and so they can pay more for housing.

Sanding eves, Caulking, painting the exterior, replacing hardware throughout the house, some yard improvements etc.

The renovation consisted of all new interior and exterior paint, removal of popcorn ceiling, complete floor removal and install, complete kitchen remodel which included a wall removal and converting half of a closet into a pantry, complete master bath remodel, 2/3 remodel on guest bath, All new interior doors and hardware, new front door and hardware, new lighting fixtures, new landscaping, new paint for patio and front sidewalk, and pressure washed driveway.

I dreaded going on saturday to here or there to fix a toilet ,waste half the day go to the hardware store 3 times.

Forgot my wallet.