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.

What renovation adds the most rental income?

Adding a bedroom (when feasible) and in-unit washer/dryer hookups have the best payback periods, typically 8-24 months. Kitchen and bathroom updates follow with 25-60 month payback periods.

How do I calculate if a renovation is worth the cost?

Divide the renovation cost by the monthly rent increase it creates. That gives you the payback period in months. Under 24 months is strong. Over 48 months, reconsider.

What renovations should I skip on a rental?

Crown molding, premium countertops over basic granite, hardwood over LVP, stainless steel in lower-rent markets, and elaborate landscaping. These cost money without adding rent.

What is included in the $150 scope visit?

Full walkthrough, scope of work with value-add analysis for rental properties, cost breakdown, projected rent impact, timeline, and weekly draw schedule.

Do you scope differently for value-add projects?

Yes. We analyze which improvements move the rent dial for your specific market and prioritize by payback period. Not every possible improvement is worth the spend.

Value-Add Renovations That Actually Increase Rental Income

Not every renovation adds rent. A $5,000 kitchen upgrade that adds $100/month to rent pays for itself in 50 months. A $5,000 bathroom upgrade that adds $0/month to rent never pays for itself. Know the difference before you spend.

Renovations That Move the Rent Dial

In-unit washer/dryer hookups. Adding W/D hookups (or in-unit machines) is one of the highest-ROI rental improvements. Cost: $1,500-$3,000. Rent increase: $75-$150/month. Payback: 10-24 months.

Updated kitchen. Not a designer kitchen. A clean, functional kitchen with new cabinets, counters, and appliances. Cost: $5,000-$10,000. Rent increase: $100-$200/month. Payback: 25-50 months.

Updated bathroom. New vanity, toilet, tile surround, fixtures. Cost: $3,000-$6,000. Rent increase: $50-$100/month. Payback: 30-60 months.

Central air conditioning (in markets that don't have it standard). Cost: $3,000-$5,000 for the AC component. Rent increase: $75-$150/month. Payback: 20-40 months.

Additional bedroom. Converting a large room, basement, or bonus space into a legal bedroom. Cost: $3,000-$8,000. Rent increase: $150-$400/month. Payback: 8-20 months. Best ROI on this list when feasible.

Off-street parking. In urban areas, a dedicated parking spot or small lot. Cost: varies. Rent increase: $50-$150/month per spot. Highly market-dependent.

Renovations That Don't Move the Dial

Premium countertops over basic granite. The jump from laminate to granite adds rent. The jump from granite to quartz usually doesn't.

Hardwood over LVP. Tenants don't pay more for hardwood. And you'll refinish it more often.

Crown molding. Adds zero dollars to rent. Zero.

Stainless steel in lower-rent markets. Below $1,200/month rent, white or black appliances are fine.

Landscaping beyond basic. Tenants want mowed grass and clean beds. They don't pay more for decorative plantings.

The Rent Comp Method

Before spending money on a "value-add" renovation, do this:

Pull rental comps for your area
Compare rents for updated vs. non-updated units
Calculate the rent delta
Divide your renovation cost by the monthly rent increase
That's your payback period in months

If the payback period is over 48 months, reconsider. If it's under 24 months, it's a strong investment.

Prioritizing Your Budget

Rank your potential improvements by payback period and do them in order from shortest to longest:

W/D hookups (if missing): 10-24 month payback
Additional bedroom (if possible): 8-20 month payback
Central air (if missing): 20-40 month payback
Kitchen update: 25-50 month payback
Bathroom update: 30-60 month payback

Stop when you hit the diminishing returns threshold for your market.

Weekly Draws and Value-Add Tracking

When you're doing targeted value-add renovations, weekly draws help you track spend against the projected rent increase:

"We spent $2,000 on W/D hookups this week. Projected rent increase: $125/month. 16-month payback."
"Kitchen is at $6,500 through Week 3. Budget was $7,000. On track."

At Seller's Little Helpers, we scope value-add renovations with rental income in mind. Not every improvement is worth doing. We help you figure out which ones move the needle.

Book a $150 scope visit at sellerslittlehelpers.com - we'll identify which renovations add rent and which ones waste money on your specific property. Call (708) 536-6700 or email info@sellerslittlehelpers.com.