When I'm doing a nicer rehab, I'll spend about 50% more on kitchen, bath and flooring.Roof, gutters, downspouts: $6kRedo bath: $3k (each)Redo kitchen: $2500 (laminate countertop, replace cabinet pulls, paint cabinets, new faucet/sinkFlooring: $3/sfSiding: $3kInterior Paint: $2kExterior paint: $2kFans, electrical outlets, switches and lights: $950Windows: $400 eachAppliances: $2kHVAC: $3kwater heater: $800Mini blinds: $300Misc: 15% of budgeted rehabSoft costs: (cost of utilities, taxes, insurance, finance fees if any of the money is borrowed) plan on 3 months more than you expect to hold the propertyDon't forget the cost of selling, which will cost you around 10% of the sale price.People don’t want to do any repairs, and they want the house to be nice, clean, move-in ready and not old looking on the inside.

I have three toolboxes and a bucket toolbag:-Plumbing toolbox-Electric toolbox-Cordless drill, bits, many different types of screws-Bucket toolbag with general purpose stuff--pliers, screw drivers, duct and electrical tape, etc.Depending on what I need to do I'll grab the appropriate tool box, and the bucket always goes with me.

I currently pay $580 for my studio apartment (which just went up by $30) and roughly $20 for electricity.

I will be hiring out the installation of new electrical panels and water meters.Any thoughts?

Disclaimer: I am not a professional plumber.If it's an electric water heater, this doesn't apply.If it's a gas water heater... do you have a sufficient supply of combustion air to the closet you made?

I also brought in city water and underground electricity.

After talking to our tax accountant he told us we should be charging more than just $200/ month in rent, so we bumped it $650/month and now it pays for all of our electricity and mortgage on itself and our house.After being shut down on the HELOC I was a little discouraged but after a couple months I couldn't sit around feeling defeated any longer.

The renovations would cost me around 130k.Total rent 6.2k I would have to pay for gas and water.Scenario 2Eliminate the garage and add space to the 1st floor and also redo the layout to get rid of a lot of dead space.Convert the 1st floor to a 2br 1 bath (750sf)Convert 2nd and 3rd fl to 3 br 2 bath (900/1000 sf)Renovation cost 230k the huge cost increase is due to adding a sprinkler system into the house, separating the gas and electricity for each unit, seperate heating system for each apartment, and increasing the water service line into the house.Total rent would be around 8k and the tenants would pay their own gas and heating.

It took us 7 weeks to fully renovate the top unit, which was a few weeks longer than what we were hoping, but we ended up having to do extensive plumbing and electrical work that set things back a couple weeks.

(A) A landlord who is a party to a rental agreement shall do all of the following:(1) Comply with the requirements of all applicable building, housing, health, and safety codes that materially affect health and safety;(2) Make all repairs and do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition;(3) Keep all common areas of the premises in a safe and sanitary condition;(4) Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, and air conditioning fixtures and appliances, and elevators, supplied or required to be supplied by the landlord;(5) When the landlord is a party to any rental agreements that cover four or more dwelling units in the same structure, provide and maintain appropriate receptacles for the removal of ashes, garbage, rubbish, and other waste incidental to the occupancy of a dwelling unit, and arrange for their removal;(6) Supply running water, reasonable amounts of hot water, and reasonable heat at all times, except where the building that includes the dwelling unit is not required by law to be equipped for that purpose, or the dwelling unit is so constructed that heat or hot water is generated by an installation within the exclusive control of the tenant and supplied by a direct public utility connection;(7) Not abuse the right of access conferred by division (B) of section 5321.05 of the Revised Code;(8) Except in the case of emergency or if it is impracticable to do so, give the tenant reasonable notice of the landlord's intent to enter and enter only at reasonable times.