Purchase price: $220,000 Cash invested: $45,000 This is a 2 bedroom, 2.5 bathroom rental that I purchased.

I don’t know if it’s a new law but I was told by my PM at a recent move out it was now considered normal wear and tear and you couldn’t charge for it. 

New investor here trying to stay in my local market (Dayton, OH).Since I've started looking for my first deal I've come across a few section 8 properties that seem to pencil, but I'm a bit loath to jump into that kind of deal.

If this property is hard to rent, or is functionally obsolescent (only 1 bathroom, no yard, etc), or has deferred maintenance that will be costly, or is in a location that is not appealing to Tenants, then maybe a sale would be a good option in favor of a property that has better Tenant appeal, which will likely increase rent and avoid long vacancies in between Tenants.An option to consider....

It's all in how conservative you are in your approach to underwriting your deals.Even when a Seller says they've improved the property, the tenants are still tenants and do damage to brand new improved units. 

➡️Harness the power of branding and marketing.

I’m new to RE.

I have a 5 bedroom 2 bathroom house.

Have a big database, sellers who look up my brand/appeal.

The first house that I bought was 17 years old, 3 br, 1.5 bath, brick ranch house with hardwood floors, Andersen windows, ceramic tile baths, gas heat and a brand new roof.