And given the fact that I'm doing it with very little out of pocket (5k to 8k per deal), I'm tickled pink when I add one like that.I just don't see taking on a deal and coming out of pocket 25% of 175k plus rehab for a return of only $60/mo.You may be in too high a price point right there to make the numbers work.I find, down by me, I need to be in the 90k to 115k price range in order to make the numbers work for rentals and to still be in nicer areas with good opportunities for long term appreciation.  

we are just about done with this house... i can't believe that it took 5 months to finish it....it sat about 3.5 months empty while we purchased new houses (we are at 32 now), renovated some and worked for other investors. the work started at the end of june and are about finished.we did full interior demo of kitchen, bath, all new HVAC system, 3 thirty yard dumpsters. still have to do a new garage door as well.this house is absolutely gorgeous, one of my favorite houses... the tenants are actually moving in wednesday, yet they have not seen the house yet. they saw pictures of the other houses and they knew they'd love it, so they just jumped on it.rent is $1,350 (2 yr lease). purchased for 73k i believe. it will take me a few weeks to figure out the exact cost of the rehab until the final charges trickle down..will post pictures when we stage, hopefully tomorrow or wednesday, 8/17

Im working towards consistency so if i have a problem, it can be easily resolved. a total rehab is not needed, and dated is ok if its in good condition,  now Pink sinks and toilets maybe need to go though.   

There are some GORGEOUS Victorian homes in that area, and it's so sad to see so many in various states of disrepair.

The house itself is a colonial/farmhouse style that would be absolutely gorgeous with a new coat of exterior paint.Should we try to take on the existing mortgage and flip the house?  

I'm investing out of state (Georgia and Florida right now) to build up more cash, so that when the market does correct, I'll be in a position purchase even more properties in this gorgeous county we call home. 

Gorgeous hardwood floors, crown molding, built in buffet in the kitchen. 

If you are talking about Flathead in Montana, that area is absolutely gorgeous!

From the manufacturer these typically come with the pink insulation and then either a plastic or mesh "underbelly" to keep out rodents and serve as a barrier.In the south we don't like breathing between the underbelly and subfloor due to heat rising and to support ventilation, but in the north they have a mesh to allow for the opposite.  

Enjoy some beers on this gorgeous day.