I have a done a refi and pulled 72k (15yrs, 5.5%, pmt of $588). all the 20K down payment and I would have all my money back and cash flow about $610 for 15 years.c) Rent for $1200House is complete remodel.

I have no intention of pulling the wool over someone's eyes.

Bottom line I think you quote is probably in the ball part, but I would get a couple others before pulling the trigger.

hi amy. i am originally from michigan myself. grand rapids area. this house sounds like a decent deal, and if bank number one doesn't want to help, find another bank until you find one that will work with you. every bank has their limits on certain types of loans and on this one, the first bank may be maxed out, nothing to do with you or your credit or anything, its just where the bank stands within themselves. absolutely look for another bank. look until you find the one that will work. your own home is NOT an asset, it is a liability. when you buy a house to live in, you just bought a mortgage payment with interest, a phone bill, a gas bill, a tax bill, and maintenance costs. the only thing you can do with your own home is pull out your equity when you have some and use the money to buy another house that is an investment. i am not saying to not buy it, but use it to your advantage

The shower is set up so that you can't really get behind it at all, so getting this fixed will mean pulling apart the shower tile.  

I'm motivated to pull the trigger...just need to find the deal.

I wouldn't recommend installing without pulling a permit in order to ensure it's installed up to code.If you truly want to save your tenants money, put a timer and a wrap around the tank.

So here is how I would set this up: Kitchen: Appliances - $6,000 Cabinets - $10,000Countertop - $70-110/sqftSink - $1,500Faucet - $500Cab pulls - $500 (or $6-10/pull) Install - $2,000Flooring: Floor product (unfinished): (expect to pay 4 - 10 dollars per board foot for anything quality) Floor finishing (sanding, coating etc) roughly $3/Sq ft (as long as you are using a standard coating (polyurethane) if you want to go higher end with an oil or stain expect this to jump to 4-5/sq ft Bathrooms:Demo: $/hour x expected hours Underlayment: Schulter Shower System (approx: 500/shower enclosure) Tile/grout/thinset: 6-10 sq/ftInstall: $3-6 sq/ft Lighting and Electric: (pricing includes installation)   Switches: approx $30/switch  (this assumes a mid range Leviton 3-way dimmer) Outlets: $10 (TR Leviton duplex, GFI where needed and duplex/USB combo in Kitchen Island and a few choice locations) Lighting:Surface mount approx $150/fixtureCan: approx. $250/fixture (assuming old work install by electrician)A little more on why I do it this way: Kitchen: You can figure out exactly how much your kitchen is going to cost before you start.

@Syed Lateef Congrats on almost ready to pull the trigger.  

That would be a pretty good buy if you can pull it off.