How much money do you have to spend?

none... hahaaha about 5 grand rental property...

"hahaaha about 5 grand rental property"

Good cleaning, new lighting and definitely get rid of that florescent fixture..

hear you .. there is actually 2 one over sink

hers another one for ya living room ideas?

As a renter, you want to spend your money on items you can take with you. If you change a fixture, keep the landlord’s and return it to its initial position when you leave.

For the living room, how much furniture do you already own?

its a rental unit i own it

ceiling is out wondering what i should do now that its open

Please don't do anything to that living room. That is a craftsman bungalow and is still original. if you ever want to sell, people want what is there and not a redo. As for the kitchen,as mentioned change the fixtures.

I’d clean it really well, paint walls/ceiling a brighter color (less yellow) and keep all the wood as is, and change out the light fixture. If you’re a DIY type person, it’d add to the cabinets to make them go to the ceiling and possibly paint the cabinets white/off white. I’d go to the paint store and get a color consultation. Some offer it free.

There are paint colors like Swiss Coffee that are worth looking at. Get pro help with it.

You want to make it livable and profitable as investment. Clean entire house and windows. In LR, hire a chimney cleaner. In kitchen, replace the fluorescent lights with LED fixture, repair whatever is happening in ceiling over the sink, can fridge be moved where it doesn’t stick out so much? What is the stainless steel thing across from the dishwasher? What is the white thing above the fridge? Is there room for a small dining set in kitchen?

The living room is great. It’s fine as is.

Best would be if you can redo the ceiling to Sheetrock.

And new lighting.

about $1000

In the kitchen

It obviously depends on the neighborhood and the tenants. I don’t know what’s expected in your area.

But I think I would :

Add crown molding.

New flooring

New lighting.

was there a situation w heat at the ceiling above stove? clean it up and paint if thats an older issue. I would at the same time probably get a cabinet above the microwave as it looks like it's half installed....even a white cabinet would be okay but you can match the java material. cant do much about the jog in the wall etc and awkward positioning of cabinetry I suppose that has to be left. Check the light bulbs in the fixtures. did you mean to say the fixtures are out? Just looks like the wall surfaces need cleaning and/or painting......renting this? collect the rental stream first..get more money if you have other things in mind. What were you thinking?

if its a rental, the above advice is correct. clean, clean, clean, if you can paint a brighter neutral color that would be great. I wouldnt do that until I had those tiles professionally cleaned , the grout may be dirtier than it looks. The lights need to be changed as suggested above. Keep it simple, nobody will care for your property like you do and the less money it takes to maintain, the more money goes into your pocket. Congrats on the rental.

The big thing that jumps out is the filthy wall & ceiling over the microwave. The OTR units usually have a baffle...the baffle is removed when the fan is connected to a duct & vented to the exterior. And left in place for recirculating installs.

I suspect the baffle was removed in yours but obviously not connected to a duct.

If I owned this, I would pull the OTR microwave & install a vented chimney hood. If the stove is on an exterior wall, the duct can exit thru the wall. If not, then go thru the roof assuming there is attic space above. The tenant can furnish their own countertop microwave.

On second/ third look...looks like at some point the kitchen was expanded & porch space was incorporated into the kitchen. I notice what looks like a water stain on ceiling at the point where the two spaces join. Bad roof flashing? If so, this needs immediate attention. Fixing that will eat up a lot of your $5k budget. Hopefully enough left over to remedy the exhaust and replace the pull chain shop light with a wall switch & overhead lighting in the sink area. Replacing the other light will cost you only the cost of the light...assuming you are willing to DIY.

In the living room, the only things I would do is double/ triple coat the water stain with BIN (pigmented shellac), paint the ceiling & install a light fixture. Brick fireplace needs a good cleaning.

There are two indicators of roof leaks. Before spending on anything, make sure that the roof isn't currently a problem.

In the living room, paint the walls a brighter cream (CREAM, not white) to go well with the beautiful woodwork. Do NOT allow tenants to paint the woodwork. And, at most, have a custom cover made for the radiator. You might be able to replace the vintage one with a smaller, more compact one. But I would keep the original one and spend money on a made to measure cover.

The biggest item is the roof so have that checked and repaired. Then lighting for sure and a huge cleaning and when you think you are done clean again. I agree a proper hood all the walls and ceilings painted I would not touch the wood work or the floors .IMO doing anything to the cabinets will eat a lot more than the budget so leave them and the trim alone.

Clean the woodwork with a light lemon oil and 0000 steel wool. Wipe it off after scrubbing. The woodwork will shine and it’s the selling point for renters who want a place with character.

After the suggested repairs, consider painting the walls with either SW Creamy or SW Antique. Both are soft off-whites and look good with wood trim like yours.

Hey... Thank you all for your ideas and recommendations !!!!! Greatly appreciated , keep them coming! Roof is was problem replacing asap and yes it was a porch kitchen extended long before I had my hands on it new ceiling going in in living room next week narrowed to drop ceiling with can lights (price look & access to plumbing) same lights for kitchen😁

Oh ..wood is staying!

Pity is that pushing the kitchen out onto the porch was not an improvement that I can see. If I was going to live there, I think I would restore the original kitchen footprint & reclaim the porch.