If the sellers won't budge on price, I think  the foundation work would cost you about a third of your ARV  without adding net value to the property.

The tenant pays the electric, which has added to the incentive not to run the A/C.

Usually once a thread gets past the first page, either the persons original question has already been answeredThere have been several follow up questions askedAn entirely new discussion (debate) has broken out in the ensuing pagesAs a result of these things if I don't read all of those long threads I view my post as being non-value added to the conversation, so I don't make it. 

Account Closed In addition to the other good advice here, remember that you don't have to jump to show your rental the moment that someone wants to see it.I'd recommend saying something like this in your ads:  "Two Group showings only. 

You might also consider a couple of diffferent digital ads to put together yourself and that way you could also put them up here and don other social media.

However I am adding central air and second floor laundry.

I always give peolel the benfit of he doubt ad wouldnt thinknthis but ive read/heard too many stories online it makes me little nervous

So don't expect to refi quickly.Also, if you're expected to repay the HELOC, then it will be added to your debt stack.

I know most folks are looking to retire early through passive income, and I wouldn't mind doing that (slowly), but I don't mind my current job.I currently have a property with two doors (renting at 1,850 and 850), and may be adding a duplex where I house hack one side. 

Added you to the group.