Like Russ and some of the other guys said. First you need to decide if renting or selling because that dictates your rehab. Renting rehab is much cheaper than flipping rehab. Speaking as s a Realtor you will not have a hard time selling it if you go that route and here are the numbers to prove that. As of December for James Island you have houses sitting on the market for 52 days and it has been as low as 9 days at a certain point this past year. Crazy right. Supply of houses is 1.4 months which is the lowest it has been in the last 5 five years!! So you can see what I mean. To put it another way we have a housing shortage going on right now! Buyers are lining up down the block and foaming at the mouth to purchase homes. Throw out some cardboard boxes on the curb you may get multiple offers to buy em ;) I CAN'T SAY THIS LOUD ENOUGH 2016 WILL BE A STELLAR YEAR TO SALE IF YOU ARE THINKING OF CASHING IN SOME INVENTORY GUYS!
Ok that is all the yelling I will do lol. If selling go look at other houses in the neighborhood and see what they look like. I would look at getting another granite estimate or a cheaper granite because if that is for just the kitchen it is crazy high. I can give you tips on lowering it to about half that. For popcorn ceilings check out a ceiling sander such as Porter Cable 7800 or one of the others on Amazon and do it yourself much cheaper. Flooring I would look at the really thick high quality laminate planks (you can find on sale too for cheap) and most people will not be able to tell the difference between that and hardwood. You can save money on HVAC too by buying online (I grew up in this business so know some tricks lol). That is just few tips off the top of my head. Your bathroom budget sounds a little high too but hard to say without knowing what is involved.
If renting fresh paint is your best friend of course. Personally I am doing away with carpet in mine in the future and going with the tile and thicker laminate planks just not in areas prone to get wet. I wouldn't do granite. Trust me tenants will chip or crack it or take a jack hammer to it lol. Whole house tankless water heater is a no go if you can avoid it IMO (unless you like getting calls all the time because it doesn't get hot enough or water flow isn't enough). Trust me I am dealing this one right now. Ditch the ceiling fans too unless you don't mind fixing or replacing some after every tenant. I can tell you a bunch of other tips too on renting if interested. When renting time is money. Less time you spend having to come fix stuff down the road the better off you will be in the wallet and also have more time to fish or hit the beach. Good luck brother and let us know how it goes. My number is in my profile if you need any help.
Have an amazing day!
Scott H
