They could disallow an oven or stove but let you put a "bar sink" in.

@Andrew Rinne barring city requirements, yard maintenance is similar to interior maintenance.

This includes: Tile, grout, thinset(chosen by client), shower pan liner, drain, tile installation, mud bed for shower floor, bathroom floor, concrete boards for walls, shower faucet and shower head (ORB), seamless glass door. 2- new toilet and hookups 3- double sink vanity white shaker with soft close. 4- granite counter top to match either the kitchen or the tile ( to be chosen by client) this includes a 4 inch granite back splash 5- bathroom package kit ( toilet paper holder, towel ring, towel bar ) ORB 6- exhaust fan 7- double under mount sinks with sink faucets and all hookups.

That way they have a protein bar and coffee in their room as well. 

The front and rear doors have have Security Bar doors, but I don't know if it's because of how the city used to be.

What I mean by retail is a bar.

It is an outlying area of Louisville Metro, as Louisville pushes out it will continue to grow barring any major financial disasters.

It seems like it will have a water park, shopping, restaurants and bars (all good things) but they are also renting houses.

Without that relationship cemented into place, there's a lot lower bar to walking away.Call me old fashioned. 

The reason I set the bar at 100% return on investment is because it is work to do a rehab.Determine what sort of value add you can expect from the rehab and determine the type of rent increase you could expect.