Dave use to work 2nd shift at Delta so we understand.Larry - they tell me that you can save a lot on closing costs by being your own realtor.

My take is when thinking about these projects estimate the delta in what you'd get in monthly rent, by having the nicer upgrade available. 

We are staying away from early 70's build and going after the somewhat newer vintage since the cap rates have a pretty small delta.

I installed an accessory tank onto a boiler system that provides tons of hot water at a fairly low cost.Also, depending on the unit, the temp delta is not as big an issue as you would think.

Canyon city Montrose delta and some of those towns have houses in the 100-150k range but they too have been picked over.

Locations with the largest delta between distresses and retail properties?

I have a lot of family in SAC and I'm originally from Discovery Bay up on the delta so I love NorCal as well.  

But you will get the delta of those 20% and what the place is worth now as cash.

I like Delta Title, a lot of people use saddle creek.

What is most important is the delta between your income minus expenses.