We refinished the floors, completely redid the kitchen, painted, replaced vanities, toilets, sprayed the tile in the bathrooms with enamel paint, replaced sliding glass doors, HVAC, interior doors, and regrouted and coated the sunroom brick floor, repainted the siding on the exterior, and had some minor landscaping done.

Look at other rentals in your area and see what features are standard in your area (stainless appliances, tile showers etc.). 

For $5k each unit will have luxury vinyl plank flooring, tile tub surrounds, new cabinets, granite tops, fresh paint, and going to add about $500 in “smart” fixture such as NEST and Alexa enable lights.

Some are fairly obvious: portland/asbestos siding, pipe/ductwork insulation, and 9" flooring tiles from the 50's & 60's.Other materials need to be tested to determine the asbestos content (if any) - as in my example above.  

The entire carpet, baseboards, bathroom tiles, floorboards in the second floor need to be teared out in addition to the ceiling and wall on the first floor.

Even though it may be more expensive to let the concrete sub supply, it may be a better idea in the long run for warranty issues and easier coordination between concrete sub and supplier. 

This was a full rehab project that modernized a 90's-style home providing the new owner with upgrades such as granite counter tops, stainless steel appliances new tile plank flooring, new lighting throughout home, new baths, and so much more.

Build alliances: Align yourself with suppliers or subcontractors who can assist in delivering materials and services when required.9.

Those are the people who have old carpet and tile counter tops from the 1950s, vs some kind of solid surface like granite and getting $1600/month rent vs $900/month....of course if your neighborhood and property can support that increased rent.Insurance is probably about right...might be a little high from what I see....but this number seems to be increasing so you're probably about right on.Never see people budget for legal fees?

The father does have a decent paid job though.If I decide to terminate the lease and they don't pay last month's rent, I intend to immediately file for eviction also.The place had brand new tile and interior paint right before they moved in.Thanks for your thoughts!