Would of loved to stay local but with what I have (time and finances) at moment to invest and the smoking hot sellers market here I will look at the great cash flow markets for Buy, Hold and rent out of town.

Lawn, bark dust, trim shrubs, wash windows.Paint interior.New flooring.Do heavy cleaning to tub, sinks, faucets and appliances early to evaluate whether they need to be replaced.Other cleaning, repairs, and replacements.Install smoke detectors & CO2 detectorsPrior to placing ads, the following needs to be decided/ready: estimated unit availability date, how to handle utilities, market rent amount, deposit amount, any updates to application, policies, or screening process.

i would put in smoke detectors, handrails and lighting, i also believe that because it is a multifamily that is a requirement that even the town has. if you are referring to electrical outlets and separating circuits, then yes, when you remodel that triggers bringing everything up to code.

It has been underperformingUnder market rent ($500-$800 per unit)Higher vacancy (25%)"Families" packed into the 4 bed room w/ smoking and etc.The seller is looking to sell this property and it is a non-MLS deal currently.

If you get a smoking hot deal you can wholesale it or partner with someone who either has money or has a good history with a money lender.Also, cut your expenses, save save save, and consider getting a second job.

I just rented one unit out and put in smoke alarm and carbon monoxide alarm.

The other realtor talked me out of student housing because her students drove an SUV into a dining room and others took batteries out of the CO and smoke detector to put in their controls!!!

There is no reason people can't simply say what these folks are, "an investor you know"  Don't blow smoke and BS at a seller. 

(They want to be able to have parties, smoke quasi legal substances, they want to have bbqs and a backyard to call their own etc) Also believe it or not some are still price sensitive (if they don't have an unlimited student loan or bank of mom&dad).My 3 Fanshawe rentals are all in this neighbourhood.

He also removed and exterior hot tub outlet that was not up to code.We began painting all of the walls in Kilz Latex and the floors in Kilz Original to eliminate animal and smoke odor.