Lastly, I'm not sure if this is the correct place to ask this, but to my fellow KC area investors, could you recommend good local places to go (or other forum posts that reference this) for building materials, i.e. flooring, paint, appliances, etc.?

However, this closet is on my first floor and only my first floor tenant has access to it.

anyway:I assumed $120k all in, with 5k in reno, it would be plausible to "discover" another $5k issue, otherwise I normally assume +20%, which would only be $1k here...anyway:[email protected]% for 30 years: $625 a month (after refi)taxes: 300 a monthInsurance $60/monthVacancy (1400@8%) = 112repair contingency $60 a month (4%) Capex $60 a month (4%)management fee $100=$1317the repair contingency is accounting for an update/refresh of something in 5 years to max resale (floors, kitchen/bath, whatever) and backs up capex if something goes to hell early.anyway, it was just an exercise of a representative home.  

We're replacing some flooring in our 3 family in a class "C" area.

This will include new cabinets, countertops, sink, appliances and maybe even the floor.  

Hey BP,Need a good recommendation on a tile and flooring guy in Chandler Az.

If this turnkey is fully rehabbed with many new or near new major items - updated kitchen & bath, roof, mechanicals, flooring, etc and there are a bunch of distressed properties in the area at those lower prices, those aren't true comps.  

Here is what I have so far: Add wash and dryer unitsStainless steel appliancesUpdate light fixturesNew hardware for bathroom (cabinet, sink, shower)New hardware for kitchen (cabinets, sink)Build a fence around ground floor patio Build carportsRUBs programCharge for garbage pick-upAmenities based on demographic (soccer field, BBQ pit, etc.)Adding an extra roomFor other multifamily investors out there, what are some ways you've added value to an apartment to raise rents?

To be honest the picture of the cabinet door did not look that bad at all, even though the color is not necessarily in trend right now, but you may not even need to paint at all if you pick the right tone of flooring, countertop, and backsplash.

Based on already knowing cost for what needed to be replaced we could get an idea of cost.My local REI has a contractor member that has given out a cheat sheet of sorts that has material cost (updated as cost changes) and typical labor charges (also updated as needed) for several things like roof, flooring, appliances, cabinets and counters, windows, painting, etc.