A painting of vineyards might look good on the walls, plus some special lighting.

Every day I see ugly paint and light fixtures that prevent a unit from renting resulting in vacancy and lower rents.

I don't tell you this lightly the Marine Corp has an unbelievably high expectation of level of professionalism and they have a unique way of dealing with their own.

So, we decided to go with railing that is very "light".  

.$1,550 to repair flashing, gutters, soffits, replace dryer lines, fix fence in the backyard, replace one damaged cabinet, and a bunch of smalls items like lights, switch covers, etc.$2,450 replace or repair missing and damaged drywall, patch, sand, and paint flat white with glossy baseboards, trim and doors.$550 for a new microwave and frig.Just a tad under my 8k estimate to rehab.

Replaced old carpeting with LVP flooring, installed custom-built closet and pantry cabinetry, updated all electrical switches and fixtures to Decora trim, added recessed lights and switches throughout Kitchen and Living rooms, updated the landscaping for curb appeal, repainted throughout property.

Any warnings? 

This will help you get a better idea of what tile, hardwood, carpet, plumbing fixtures and light fixtures costs for your rehabs.#3 Contact Local Contractors for Labor Pricing / Hire a GC to ConsultCall local Subcontractors and get budget pricing for common repairs on your typical rehab project.For example, call a roofer and ask what their average cost per Square of Architectural Asphalt Shingle Roofing would be on a 1,500 sf house, with a 6/12 pitch.Note: Some contractors will be reluctant to share pricing without seeing the property, but tell them you are just looking for a rough budget number you can use on future projects.You can also pay a General Contractor a consulting fee of a couple of hundred dollars (per house) to walkthrough a few properties with you and provide a detailed estimate of prices that you can use as your 'menu for future projects.#4 Compile Your Prices into a Spreadsheet or Estimating SoftwareOnce you start to get a better understanding of Labor and Material costs you will want to store this data into a spreadsheet or software that you can use to help you streamline the estimating process.The Book on Estimating Rehab Costs comes with a spreadsheet that you can use to help you populate your own database of labor pricing and material pricing.

I sleep easy at night because i am not forcing her or trying to influence her on getting on this sailing ship, but what i am doing is showing her that i am not taking this lightly, and i am doing my homework, and that this is a well thought out decision. 

Our Listing: https://www.zillow.com/homedetails/2704-Brown-Rd-Ferndale-WA...PS: Even light sleuthing will reveal I’m using a screen name on BiggerPockets.