How do weekly labor draws work for rehab projects?

We quote your full project price upfront. Instead of paying 30-50% as a deposit, you pay weekly as labor progresses. Each payment is credited toward your project total. Draws start at $4k/week for smaller projects and scale with project size. Materials are separate: we provide detailed lists and you purchase directly, so you control the spend.

Is SLH a project manager or contractor?

We're the licensed general contractor. Our crews do the work: demo, framing, plumbing, electrical, finishes, everything. We're not a middleman coordinating other contractors.

Why do investors purchase materials separately?

Transparency. Traditional contractors mark up materials or bundle them so you can't see what you're paying. We provide detailed material lists with quantities and timing. You buy directly from suppliers at cost. No hidden markup, full visibility.

What payment methods do you accept for rehab projects?

The $150 scope fee can be paid by credit card. All other payments (weekly labor draws, final balances) are wire transfer, check, or cash only. No credit cards for project payments.

How do I qualify for Portfolio Partner pricing?

You qualify with either 3 or more concurrent projects OR a commitment to 5+ projects per year. This gives you 10% off weekly labor draw rates plus priority scheduling and included pre-acquisition estimates.

Do you handle permits for rehab projects?

Yes, as an add-on service. We manage the entire permit process including applications, coordinating inspections, and maintaining documentation. Permit fees are passed through at cost.

How much should I spend on a kitchen for a flip?

5-8% of ARV. On a $250K ARV property, that is $12,500-$20,000 for the full kitchen including cabinets, countertops, backsplash, appliances, and labor.

What finish level should I target?

Flip grade. Above builder-basic, below premium. Shaker cabinets, granite or quartz counters, LVP flooring, subway tile backsplash, brushed nickel or matte black fixtures. Photographs well, doesn't crush the budget.

Where is the biggest waste of money in kitchens?

Appliances. Mid-range stainless steel looks identical to premium in listing photos. A $600 range and a $3,000 range make zero difference to most buyers in the sub-$350K range.

What is included in the $150 scope visit?

Full walkthrough including kitchen and bath specifications matched to your ARV. Line-item costs for every component with labor and materials separated.

Do you help spec materials for the right price point?

Yes. We spec finish levels based on your ARV and target buyer. No over-improving. No under-improving. Right-sized for maximum ROI.

Kitchen & Bathroom Rehab: Where Investors Should Spend and Cut

Kitchens and bathrooms sell houses. Everybody knows that. What everybody gets wrong is how much to spend. I've seen investors drop $25K on a kitchen in a $200K ARV house and wonder why their margin disappeared. Don't be that person.

The Budget Rule

Kitchens: 5-8% of ARV for a flip. On a $250K ARV, that's $12,500-$20,000. On a $180K ARV, that's $9,000-$14,400. Go over and you're not getting it back at resale.

Bathrooms: 2-4% of ARV per bathroom. On a $250K ARV, that's $5,000-$10,000 per bath.

These are your guardrails. Stay inside them.

Kitchen: Where to Spend

Cabinets. This is the visual centerpiece. Budget Shaker-style cabinets at $150-$200 per linear foot look great in 90% of flip price ranges. Don't go custom for anything under $350K ARV.

Countertops. Granite or quartz for moderate to upper flips. Laminate for lower price points. Butcher block for a trendy look on a budget. $30-$70/sqft installed depending on material.

Backsplash. Subway tile. Always works. Always looks clean. $600-$1,200 installed for a standard kitchen.

Hardware. New handles and pulls cost $100-$300 total and make cheap cabinets look expensive. Easiest ROI in the kitchen.

Kitchen: Where to Cut

Appliances. Mid-range stainless steel. Nobody buying a $200K house cares about a $3,000 range. A $600 range looks the same in listing photos. Budget $1,500-$2,500 for the full appliance package.

Sink and faucet. A $250 sink and $150 faucet look identical to the $800 versions in 90% of price ranges.

Flooring. LVP that extends from the main living area into the kitchen. $3-$5/sqft. Don't do tile in the kitchen unless the rest of the house warrants it.

Bathroom: Where to Spend

Vanity. The focal point. A $300-$500 vanity with a stone top looks like a $1,000 piece. Don't go custom.

Tile. Tile the shower/tub surround well. This is what buyers inspect closely. Budget $800-$1,500 for tile and labor in a standard tub surround.

Fixtures. Matching faucet, showerhead, and accessories in brushed nickel or matte black. $200-$400 total. Consistent finish throughout looks intentional and polished.

Bathroom: Where to Cut

Toilet. A $150 Toto or American Standard is all you need. Nobody is comparing toilet brands.

Mirror. A $40 framed mirror from a home store beats a $300 custom mirror for flip purposes.

Towel bars and accessories. $50-$100 total. Match the fixture finish and move on.

The "Flip Grade" Rule

There's a finish level I call "flip grade." It's above builder-basic but below premium. It photographs well, feels updated to buyers, and doesn't crush your budget.

Flip grade means:

Shaker cabinets, not custom. Not flat-panel.
Granite or quartz, not marble. Not laminate (above $200K ARV).
LVP, not hardwood. Not carpet.
Subway tile backsplash, not mosaic. Not no backsplash.
Brushed nickel or matte black fixtures, not polished chrome. Not gold.

Hit flip grade consistently and you'll be within budget on every deal.

The Weekly Draw Advantage

Kitchen and bathroom work involves multiple trades over multiple weeks. With weekly draws, you're tracking kitchen spend and bathroom spend against budget every single week. If the kitchen is trending over in Week 6, you know in time to adjust the bathroom plan in Week 7.

At Seller's Little Helpers, we break the scope down to this level of detail so you can see exactly where your kitchen and bathroom dollars are going before, during, and after the project.

Book a $150 scope visit at sellerslittlehelpers.com - we'll spec your kitchen and bath to the right finish level for your ARV. Call (708) 536-6700 or email info@sellerslittlehelpers.com.

Kitchen and Bathroom Rehab: Where Investors Should Spend (And Where to Cut)