You haven,t budgeted for appliances and hot water heater 12 year life span, roof 25 year life span, hvac 20 year life span, kitchen and bath remodel 15 year life span, etc.

I always have a "what sizes I would use if I bought new and designed from scratch" plan for each kitchen.

I could see 50 % for a trade where material costs comprise more than half - like solar or where special order or custom such as kitchens.

redid all the flowing, kitchen, remediated all the windows w/ Pella's, fixed foundation issues, replaced kitchen floor to the bones.

We buy used furniture on CL, FB Marketplace, a Hotel Liquidator store and most of the kitchen/bath/linens new on Amazon.

I think I need a structural engineer/licensed professional to evaluate and repair floors under kitchen and common living areas on 1st floor. 

The general idea is to renovate the kitchen with new cabinet & counter top; Update all the restrooms; patch up all walls; remove pop-corn ceiling, repaint whole house; re-sand and re-stain all the hardwood floor; some plumbing work; install can lights in all rooms; move some lighting fixtures; add/move switches and wire for Ethernet.

I leave it on the kitchen counter along with any supplies that I think they will need. 

When the kitchens half nice but the rest of the house is beat your still going to get a tenant that’s paying market for a beat up house.

I'm considering doing updates like bathroom flooring, kitchen counters/backsplash, etc to modernize the space and make it more competitive to the newer construction condos in the area.How should I think about this investment considering rents during COVID are ~30% below pre-COVID levels, and there would be wear and tear on the new finishes long before rents return to "normal"?