What happens if you lose all the tenants straight out the gate, are you okay with that?

Ultimately you will have to spend it but maybe not right out of the gate.

The place is pretty beat up  no carpet or any other flooring , missing drywall panels , ugly as hell kitchen needs some good work , outside the house pretty much the same needs a complete landscape make over and roofing job plus paint job also id probably rip out the ugly gate it has too.  

Once there is a work around for folks to claim damages and get thier hardwood floors refinished and to purchase a good amount of new furniture, the flood gates will open.  

Golf courses, lakes, homes with covenants, gating, you name it.

They have gated parking etc. because of this, but crime still infiltrates.

Guess we will just stick to that :)  I am already I joined BP...Lots of good advice and direction so we don't make a mistake from the gate.  

I will never forget my father kicking a contractor off the property for failing to close the gate after multiple warnings. 

This method is a "feel good" fictional solution.2 - If you financed it from a refinancing (this is why you can't buy at 100% ARV...not the only reason though), and added $5,000 right out of the gate, at 4.5% for 30 years, would only add $28/month to your mortgage...and only decrease your CF by that same $28/month.Let's see now

Why bring on unnecessary costs right out of the gate?