Do I have to have a complete construction document from architect to get a reasonable estimate of the materials+ construction cost (minus appliances, cabinets)? 

From what I'm seeing..fresh paint, granite on the counters, pain the cabinets plus new hardware, laminate flooring anddd....done?

We're already at $30k and haven't bought cabinets, fixtures, bathroom tile or landscaping yet. 

After done renovations / repairs / maintenance on many many properties, I kind of know the price range of each job like painting, flooring, drywall, plumbing, electrical, AC, pest control, remove odor from old pet urine, mold remediation, cabinets, countertop, backsplash, appliances etc etc in my mind.

Then you could pull in the proverbial upgrades, kitchen cabinets, bath, fireplace, flooring, HVAC by zone etc etc.

I might just have them do foundation/framing/mechanicals/etc... and I'll finish it off with drywall, paint, tile, cabinets, etc...

Treat them like your cabinet and run opportunities across them for multiple perspectives.  

I own a couple rentals in Oklahoma City, currently have four leases, and I’m already wanting to throw my small 3 foot high filing cabinet I bought at Walmart in a burning garbage can...including all contents.  

There is no reason why the faces should be off the cabinet drawers or why a leak would not be reported immediately. 

I've seen these things eat chunks of grease-soaked drywall and wood from cabinets, so if  you've got some saturated wood in the cabinet, cleaning the surface won't get rid of them.You might also have to change carpets also - since there's really no way to fully clean carpet...I've also seen german roaches infesting a burned out unit feasting on burned greasy cabinets and walls.