That has to cover every item in the units that can and will wear out (flooring, paint, cabinets, faucets, lighting, appliances, etc) as well as capital reserves for big ticket items (roof, HVAC, siding, windows, plumbing, electrical etc). 

Garage sales and general for sale. i search for house and house for sale and private sale under those other categories.Int he actual real estate for sale you just follow up every lead and every XX in a hundred will be a deal.

I’ve been a member of biggerpockets for a while but I will admit that I don’t do a lot of posting and I don’t troll the forums much since I don’t have a lot of time working a full time job and rehabbing my current home but I have been listen to all the great podcasts.BTW, sweat equity really pays off, I gained 48K in just 2 years.But mainly it helped that I bought it as a shortsale just before the market started to come back up again, but that’s a whole other story in itself.So I’ve been trying to get into the investment side of things for the last few years and something always happens, outbid, too much work, foundation or structural issues, priced out of my range, not able to get enough financing through the bank and the list goes on and on.So I would like to get some info on hard money lenders and if there is one that is even reading this maybe they would want a joint or partnership or do just a straight out loan for 6 or 8 months and then I can do a refi but mainly I’m just throwing this out here to get some feedback to see if it’s even worth it.There is development of about 20 duplexes about 25 mins from my house, Roughly 10 years old.These are huge, each unit is a 3/2 and most of them have a single and a double garage but a few of them have a 2 stall for each side.Real hardwood floors, oak cabinets, vaulted ceiling and such.I’ve been following rental rates in that area and they seem to be solid since I’ve only seen one get listed at 1,400 per month.Tenant pays for all their own utils except for water.Last year one of the duplexes was listed for just a little over 250K and sold within a month.A few months ago, one of them came up on the market for 180K and I asked my agent.She did some digging and found out that the basement was flooded and it all has to be taken out, carpet, studs and drywall.

They asked if they could change the cabinets a couple of years ago, and then also put in granite countertops, new appliances, laminate flooring, tiled bath, etc.

I've done hundreds of screens (worked at a hardware store in high school that repaired them) and it was always a PITA trying to pull the screen tight while making sure the spline stayed in front of the roller.One tip: if you plan on doing these on a regular basis, take a piece of 3/4" plywood larger than the size of the screens and use screws to hold the frame in place rather than duct tape.  

Do a hundred deals and that will become obvious, having over a thousand deals, it becomes too obvious......and it's never a step by step process dealing with humans, banks, appraisers, title or other life occurrences.

They went from a single multiplex in Hamilton to hundreds of millions under management.

That can run you several hundred a month also.

At just the click of a button, hundreds if not thousands of people can be informed about your business, promotions and or deals in seconds, and if they don’t see it the minute you post they’re bound to see it at some point as majority of people, specifically millennials spend almost two hours a day on social media sites.

Many people have written "solid" posts about this topic--hundreds, maybe thousands of them.