Rehab vs cosmetic renovation by Property management contractors

[Artur A.]

Hi. I've recently bought an out-of-state rental property in Cincinnati, OH.

My property manager gave me a list of rehab items for the unit. What are your thoughts?:

I'm thinking about doing a rehab vs. just fixing & cosmetic renovation. With rehab, rents will increase by $200 and we'll be able to get a better tenant (in PM's opinion). 

What are your thoughts on cost (is it better to find and hire a contractor or go with PM's contractor)? Is it better to do a rehab or cosmetic renovation in terms of ROI and risks?

labor/Material rough estimate

Flooring(labor) : 2500

Flooring Material: 1.5 per sq feet + padding

Kitchen - 3000

Cabinet & counter top ( see/select home depot website)

Bathroom - 3000

Tile + Tub and fixtures ( see/select home depot website )

Electric - 1500 ( inside unit )

Electric Materials ( see/select home depot website

Plumbing - 1500 ( inside unit kitchen and bathrooms )

Plumbing Supplies see/select home depot website

Painting - 3000

Paint see/select home depot website

Windows ( replacements ) per window $450 all included

Cleaning - $350 final cleaning

Trash Out -$500 ( includes dumpster and dumping fee )

Appliances - 2000

// Total (without materials): 18’700 

From Inspection Report

Labor ONLY

3.3 - Repair gutters - $475

5.4 - Exhaustive fan (kitchen) - $350

5.7 - Dishwasher - replace ( $450 )

9.3 - water heater - fixed and fixed all the leaky gas lines - 2K

10.7 - replace all outlets - $2500

2.9 - Insulation not present (basement) -

4.1 Damaged drywall (wallboard contractor) - $ 750

4.2 - Wall - elevated moisture leaking window - replace window ?

6.0 Sinc is draining slowly (bathroom) - snake the sink - $350

6.1 Float on the flapper (Toilet) - $75

6.4 Exhaustive fan in bathroom - ??

7.4 Ventilation in bathroom - ??

9.1 - removing deadlines - $175

10.2 Grounding rod - have to check with electrician

10.6 Damaged fixture (fan) - $150

10.7 Replacing outlets

10.9 Smoke detectors - $150

[Kushaal Malde]

@Artur A. congrats on the purchase. What was your rehab budget going into the project? With this scope of work, it is best practice to get at least 3 different contractor bids, and you already have one from your PM.