Your tudor style four-unit on the quiet cul-de-sac isn't going to drink on the job, steal toilet paper and embezzle quarters from the washing machines...

Eamonn,It would be a power washing bussiness.

Here is her story below,"Our realtor referred Jeff to us, he power washed and stained his fence and said he did a great job so we decided to use him as well to stain our deck and fence.

Wash, rinse, repeat with the 2nd one (BRRRR) and we're about to settle on our 3rd in about 2 weeks.You could try a HELOC from some of the existing properties you and your partner already have.

@Andy Mirza right I expected there to be no loan because after I asked him was he the owner and were any banks involved he said no banks but he had taken a second mortgage.

If you provide a washer machine get new stainless steel washer machine hoses with burst protecting check valves inside of them. 

This happens every cycle and It holds true for equities as well. this is when you switch to being a lender at far less than ARV.... if the deal is skinny its skinny to the flipper not you. back in 02 ish as I had a nice run at court house steps in the PDX metro area.. the last auction I attended was in Wash. co.. minimum bid was 80k on a Aloha 160k rancher..  35 individual bidders qualified so that was 35 people with say at least 100k in cashiers checks all crowded into the little foyee there.. so 3.5 million in CASH chasing one deal that ended up bidding up to maybe a 10k profit .I walked over to my bank and told my banker I am going to start a HML company so be prepared to change all my LOC's to a lending facility.. let everyone else bang their head against the wall we will just provide the capital   LOL.. well that worked great until it did not in 08.. but you know what I mean.. sometimes being the bank is far more profitable than being the flipper..  

Inspectors use XRF machines which use radiation to detect lead paint through multiple layers of paint without having to damage any surfaces. 

I like to utilize these tools when I am doing "mindless activities" such as washing dishes, getting ready for work in the morning, driving around, etc...My last piece of advice is find a local REIA which is like a real estate investors club.

The laundry contract is up in October, so that'll be somewhat of a payday when we renegotiate, and we'll upgrade the machines to take credit cards.