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Tucson Buy and Hold Meeting Notes - 11/14/2025

Tucson Buy and Hold Meeting Notes - 11/14/2025

Time: 11/4/2025

Topic: Smart Renovation Choices for Rentals (Flooring, Kitchen, Bathroom, Appliances)

Big Themes

  • Prioritize durability, ease of turnover, and cost-effective upgrades over “high-end” looks.
  • Standardize materials/colors across units to simplify touch-ups and replacements.
  • Aim for “clean, bright, functional,” not luxury.
  • Keep spare materials (tile, LVP planks, paint) for quick spot repairs.

Flooring

General guidance

  • Most favored for rentals: LVP (especially commercial-rated), tile.
  • LVP: Choose ≥12 mil wear layer (12–20 mil common) for durability; waterproof; easier and cheaper to install than tile. Avoid dragging heavy appliances across it.
  • Tile: Extremely durable and pet/cleanup friendly; higher install/labor cost; keep extra boxes for future chip replacements; seal grout to prevent odors/moisture.
  • Laminate (wood-laminate): Tends to expand/contract, can gap; generally less favored in wet areas; tougher modern variants exist but still risk.
  • Concrete: If slab is present and looks acceptable, some prefer sealed concrete (zero install cost, rugged).
  • Carpet: Generally avoid except possibly bedrooms only; cheap to replace; plan on periodic replacement depending on wear.

Where to buy / references mentioned

  • Floor & Decor (local).
  • Costco (some buy LVP there).
  • Handyman’s Haven (used/building surplus): https://ahandymanshaven.com/
  • Habitat for Humanity ReStore (used/overstock).
  • Ronnie G’s (used building materials; verify current availability).

Colors/finishes

  • Neutral, timeless tones (grays/greige/light browns) hide wear.
  • Bright white baseboards provide a clean, finished look.

Kitchen

Cabinets

  • If boxes are solid, paint + new hardware can refresh cheaply.
  • Use enamel (cabinet-appropriate) for durability; prep and degreasing matter.
  • Color: white/off-white or other light, neutral colors. Avoid trendy bolds for rentals.

Countertops

  • Most budget-friendly: Formica/laminate tops; often enough for rentals.
  • Granite/Quartz: Durable, but typically overkill for standard rentals; consider if price is comparable (some reported low installed pricing via local vendors).
  • Vendors mentioned:
  • Window Depot (countertops).
  • Sparks Kitchens (cabinets/counters) – search locally.
  • Used options: Facebook Marketplace / ReStore for low-cost vanities/cabinets if condition is good.

Under-sink protection & leaks

  • Under-cabinet mats recommended to catch leaks and protect cabinetry (example search “under cabinet mat” on Amazon).
  • Moisture/water leak sensors: Basic battery models are cheap; “smart” versions require Wi-Fi/app access (tenants may resist). Consider simple audible alarms.

Plumbing parts (sink drains/P-traps)

  • Prefer non-accordion rigid P-traps; accordion/flex traps clog.
  • Example reference (rigid P-trap): Oatey 1-1/2 in Plastic P-Trap (Home Depot): https://www.homedepot.com/p/Oatey-1-1-2-in-White-Plastic-Sink-Drain-P-Trap-HDC9704B/316622155

Garbage disposals

  • Generally avoid in rentals (misuse, clogs, service calls). If present, consider removing at turnover and converting to standard drain (replace at vacancy, not mid-tenancy, unless failed).

Bathroom

Tubs vs. showers

  • Keep at least one tub for families; master bath can be a shower.
  • Tub/shower kits (surrounds) are labor-efficient and easy to keep clean.

Refinishing vs. replacing

  • Tub refinishing is a viable option (DIY kits or professional refinishers).
  • Example DIY kit: Rust-Oleum Tub & Tile Kit: https://www.homedepot.com/p/Rust-Oleum-Specialty-1-qt-Gloss-Coastal-Fog-Tub-and-Tile-Refinishing-Kit-384166/321743948
  • Professional refinishers (local options exist; “Affordable Bathtub Refinishing” mentioned).

Vanities

  • Use budget/midrange vanities from big box stores or surplus/used (Marketplace/Restores). Match hardware to kitchens where possible.

Finishes & lighting

  • Bright, clean lighting and neutral finishes matter more than luxury fixtures.

Appliances

General

  • Keep it simple and dependable; tenants value function over brand.
  • Refrigerators: Many prefer no ice makers (water line leaks and service issues).
  • Washer/Dryer: Mixed approaches—some include W/D (especially furnished/short-term), others provide hookups only and make tenants responsible for units/repairs.
  • Sourcing: Big-box holiday sales; used/resale outlets; scratch-and-dent.

References mentioned

  • Tamayo’s Appliances (local): https://www.tamayosappliances.com/
  • Big-box stores (look for sale cycles and any membership/veteran discounts).

Sourcing & Cost Tips

  • Surplus/used: Handyman’s Haven, Habitat ReStore, Ronnie G’s, Facebook Marketplace (inspect condition in person).
  • Big box: Watch seasonal sales for appliances and vanities; standardize SKUs across properties.
  • Trade/association discounts: Some memberships yield paint or materials discounts; veteran discounts available at some stores.

Operations & Maintenance Notes

  • Keep spare tile/LVP/baseboard/paint for quick turns.
  • Standardize paint colors (walls/trim) to speed touch-ups.
  • Add under-sink mats in kitchens/baths to prevent cabinet damage.
  • Consider simple leak alarms; “smart” devices add complexity (Wi-Fi).
  • Document materials used per unit (SKU lists) to reorder fast.

Additional Tax & Strategy Mentions (from discussion)

  • Cost segregation can significantly accelerate depreciation (varies by property; residential studies commonly cited ~$2.5–3k cost; ROI depends on tax benefit).
  • Some firms send an inspector to photograph components (counters, flooring, fixtures) for engineering defense if audited.
  • Bonus depreciation phases and component lives (5/15-year classes) matter; coordinate with CPA.
  • 1031 exchange and cost seg were discussed broadly; consider future dedicated sessions with specialists.

Links Recap (from meeting mentions)

  • Handyman’s Haven: https://ahandymanshaven.com/
  • Oatey P-Trap example: https://www.homedepot.com/p/Oatey-1-1-2-in-White-Plastic-Sink-Drain-P-Trap-HDC9704B/316622155
  • Rust-Oleum Tub & Tile Kit: https://www.homedepot.com/p/Rust-Oleum-Specialty-1-qt-Gloss-Coastal-Fog-Tub-and-Tile-Refinishing-Kit-384166/321743948
  • Tamayo’s Appliances: https://www.tamayosappliances.com/

Possible Future Topics

  • Deep dive: Cost Segregation (process, timelines, when it pencils).
  • 1031 Exchange walkthrough (qualified intermediaries, timelines).
  • Standardizing a rental “spec” (SKUs, colors, vendors) for fast turns.

Vendor list swap (roofers, plumbers, flooring installers, refinishers).