@Jennifer Jacobs  you guys are fortunate  in our little state there has to be at least 10 of them so it can be darn expensive to cover more than your local area.. the Portland PMAR is by far the largest.. but you go down valley a little and there is the Willamette valley one and so on and so forth all charging their own fees to put things on there multiple.. same with over on the coast..

@Cam Jimmy Hello thanks for the input!

CAM accredited, and has license.

I'd be looking at $10k to replace all the windows and patio doors, or nearly $15k if I keep the arch design.The other alternative is of course to simply not replacing the windows, unfortunately one of the main selling points of the house are the views and the ugly aluminum windows get in the way of that.The property itself is one of the largest in the neighborhood(3500 sqft), the closest comp is considerably smaller(2800 sqft) and not freshly renovated sold for nearly $1m last year.

"At its peak population of 1,849,568, in the 1950 Census, the city was the 5th-largest in the United States," Now, of course things are different.

We targeted the largest growth markets within easy driving distance, and then researched and visited each area until we decided on one, and invest there. 

The largest cost is obviously the plumbing alterations and if you can avoid them.

You would need $3500/month in rental income to make this property a keeper.Best option to increase cash flow would be to sell and reinvest in largest multi unit with minimum DP.

I run the largest real estate investor meeting in town and work with wholesalers in town. 

I'm a local investor and run the largest real estate group in town.