Ok I was completely guessing at around $25k without appliances so that is in the same ballpark at least! It will be a gut and update. It will be a total redo of everything - new tile, cabinets (at the very least doors and refinished - I really don't like the "legs" and bun feet so maybe all new as not sure what can be altered). Assuming new counter as I want a complete undermount sink instead apron style - cabinets ruined underneath. It won't be a project for at least a couple of years but need some kind of guideline to ensure I have enough to cover. Thankfully no floor plan changes - just a total up date to existing plan. Cabinets are the biggest black hole for me as I have not had to replace those before in other houses - fairly familiar with tiling/counters and the rest. Kitchen is hardwood flooring which is the flooring throughout the house so no flooring change anticipated.

Stairs should be within code if no more than 4 Inch apart The pine step could be stained to match railing or stained then paint railing. My husband grew up with stairs open and very steep and they all survived. They only had a a hand rail very rustic My father in law had RA severe deforming joints and used the stairs for 30 years. So check space between steps cause there are codes now and insurance issues if your renters get hurt. I would follow trend for your rental market what will get you more income So copy the neighbors :)

I'm no expert, but I think taking off the concrete will not be too much of a problem. You might be able to either paint or find some thin or fake brick tiles that could be tweaked to be a close match for what you have. That might be OK for the place where the concrete hearth is, but the whole firebox, that's another matter. If it were me, with an eye to resale, I'd explore installing a flat electric heater with whatever look I liked, either modern or traditional. OR, just hang your TV over that spot. Folks are going that anyway with the big screen TVs. Heck, you could even get one that displays a fake fire when you're not watching TV. (kidding!! sort of . . . )

Honestly, now that I see gold in your countertops, consider waiting to change out the surround. Do you see how they "talk" to each other? Add a large rug in gold and your wall color. Get a light beautiful artwork over the mantel in golds, and light colors. Add sofa pillows that echo the art work. Fill the firebox with birch logs with some logs on the hearth. That will look great for a long time until your budget allows for bigger changes. Going forward, make sure what ever you add already relates to your "givens," cabinets, flooring, countertops. Add light pillows, art in light frames or no frames. This will balance the browns you don't care for. Palette for large rug with current mantel and current countertops, wall, floor.