Buying & selling it as land, no development.Perhaps what I have covers all the bases I am looking for. 

Your tenants cover most or all of your mortgage.

On higher value we are willing to stretch if need be as there’s more room to cover unknown issues.

People do dumb stuff every day, but don't expect me to call bed-sheet-sky-diving "safe", because it ain't. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I just was giving a rule of thumb (framing was what I was bringing into the convo adding sf/adding bed/bath etc. without stating framing).

Looks like you’re just covering your bases with generic responses to us though. 

Also, are you trying to avoid one with an ice maker--potential here for additional maintenance if any issues arise.I've had Whirlpool, Samsung, Frigidaire in properties without any issues.Make sure you're aware of what the manufacturer warranty covers things such as parts, labor, and compressor.  

Once that's covered, you can go all-in on those fabulous renovations.Effective marketing plays a pivotal role in attracting tenants and increasing property appeal.

The above also doesn't cover the dozen times I asked via email and phone for more regular communication.