Since we DIDNT have construction experience, we started out with almost no rehab work, and have slowly built our sphere of contractors to the point where we were able to recently complete a full remodel complete with removing walls, doors, windows, permitting, adding a new bath, cabinets etc etc.It sounds like you are miles ahead of us with having professional contracting experience that you can rely on. 

Neither our contractor, nor my husband and I when we visited once a year, ever realized they had painted the walls gold, had installed a kitchen backsplash, had basically destroyed the carpeting (covered by a lot of heavy furniture), spray painted the patio, stained the kitchen cabinets, replaced a light fixture, and apparently never cleaned the kitchen, nearly ruining all the new appliances. 

Then, if you want new cabinets, countertops, light fixtures, plumbing fixtures, doors, windows, etc., you'll spend more. 

. *** just did a total remodel on duplex to include all restrooms including tile throughout and new kitchen cabinets and granite counter tops**** Asking $220,000. *** will consider owner finance ***He is willing to owner-finance and below is what he emailed me: $220,000 sales price with 12.5% down ($27,500)Owner finance balance would be $192,500 at 8% interest your payment would be $1412.50 plus tax & insurance $325.73 a month.Total monthly payment of $1738.23 monthly rental income is $3125+ coin operated laundry machinesThese are legally two separate properties, so if we move forward we will need to figure out how to divide the sales price/down payment between the two.

No kitchen cabinets, no bathroom left. 

The usual suspects that are exempt from a permit are: Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.

Early this week I will start posting some after pics as well.The total budget is $30,000 and here is the breakdown.Draw 1DemoPlumbing repairsNew Gas boiler install for 1st floorService of the 2nd floor gas furnaceTotal amount of draw 1: $8500Draw 2Remodel 2nd floor bathroomremodel 2nd floor kitchen: new cabinets, flooring, countertops, and appliancesSheetrock 2nd floor front bedroom ceilingInterior paintReplace 3 windowsReplace interior doorTotal amount of draw 2: $8000Draw 3Rebuild front and rear porchesWrap all windows with aluminumPaint all exterior trimTotal amount of draw 3: $8500Draw 4Remodel kitchen on the 1st floor: additional cabinets, countertops, backsplash, & appliancesOpen master bedroom wallinterior paintinstall flooring in master bedroom and living roominstall new bathroom vanityTotal Amount of draw 4: $5000

Refinish the cabinets in the Kitchen and add Granite counter tops as well as add a new back splash.

I bought a $2 toilet, a $1 towel rack set and a free sink top and faucet for a 1/2 bath I was adding to a rehab I was working on.There was also a guy in the subdivision getting ready to do his kitchen and had one or two of his old cabinets sitting outside.

Most renovations on rentals (flooring, cabinets, paint, tile, etc.) you do not need a permit at all.