However, floors are painfully obvious, and most observed, as are cabinets and countertops by buyers viewing your property....

I got a quote from a painter for $4700, and Furnace for $3300, Refri $1100k, Stove $800, dish washer/microwave/disposal $550, refinish hardwood floor and starway $2500, Kitchen Cabinet $2400, counter top $400, lighting $500, security alarm $400, landscape $1800, bathroom wall and floor tiles,Kitchen vinyl floor plus laundry room tile total $1200, refinish bathtub $500, New windows $800, new doors 2 of them $250, toilet+vanity $700,Kitchen and bathroom faucet $260, all new locks $300, roofing(patch up garage) $250, all other materials such as concrete(patch up drive way) sheetrock and others $2000. total $24710.Plus I am paying my contractor $200 per day to remodel the kitchen and bathroom with some plumbing and electrical works.

I doubt his stimulus plan would have passed if he hadn't chose a Republican to be in his cabinet.

In addition, the water supply line leak also leaked into my neighbors unit (directly below) as well and caused some damage to their cabinets and ceiling.

We put in about $65k of materials.Here is a before and after of my kitchen for example, which I did for $13k (all appliances and even the cabinets were off of Craigslist, the concrete countertops I made myself):I'm trying to figure out for sanity's sake how to not live in a construction zone with my wife and toddler. 

There are old built in cabinets in the dining room/living room. 

Rehabs are not unforeseen really, larger rehabs do need a cushion if you're tearing out walls, replacing cabinets and tops as little things happen.While I may sound conservative, I'd have to say I'm not really, with more knowledge comes the ability to accept more risk, if you really get in a pinch, you should have an exit strategy, like selling it!

Paint and prime cabinets inside and outReplace cabinet hardwareReplace existing vanity tops and replace with granite top, new sink and sink fixturesReplumb sink & sink fixture supply lines and drains if necessaryInstall new door hardwareInstall new doorInstall new toilet and toilet seatRefinish (not just spray) existing tub to whiteRetain existing wall mirrorReplace existing ceiling light and exhaust fan.

We're installing flooring and cabinets now, so we are close to finishing.

The 3 handymen did 90% of the work and then I painted a few rooms, installed kitchen cabinets, and did some minor plumbing (I used to have my license).