The vision of a freshly updated home is so seductive, it's easy to forget that the project will most likely come with aggravating delays and unexpected issues.

That will cover nearly any major capex item or easily pay for an unexpected vacancy.

Unexpected foundation expense2.

The worst case scenario is always about unexpected knock-on effects or fallout.

It took us 3 years to get that mfr due to unexpected financial burdens of buying a residence first (landscape, upkeep, hot water tank goes out, etc etc).

I have people that run it down to lightbulbs, each light switch and outlet cover is counted and figured in to their analysis. 17 pages of SKU numbers from Home Depot or Lowes, who they are having lay carpet and the cost they are paying.

When they send you listings to check out let them know why it's not a good fit for you, so they know how to adjust to your criteria.

All of these things and many more can take away cash flow for years with unexpected repairs and replacements.

So I picked up a 4-plex a couple of years ago, and thanks to a highway getting approved for development in that town the value has jumped roughly 50% in what was an otherwise stagnant market.The property is cash flowing a bit, but nothing special considering some unexpected repairs last year.So my question is: would you think about holding on to it and see where the market settles?

List of items to be done - (inspection next weekend)HVACAir Conditioner addition to current forced air furnaceElectricalGarage door motor to 1 car garage door Install recessed lights in living room, and new light fixtures in bedrooms, living rooms, kitchenReplace light switches/outlets to square plastic whiteFlooringRemove carpet, tack boards one main floor and top floorInstall vinyl plank flooring throughout main floor Same baseboardPaintingPaint all wood trim whitePaint kitchen cabinets whitePaint all wallsStructuralRemove half of kitchen wallSliding door for half bath on main floorKitchenReplace kitchen counter top, and match bathroom vanities with sameReplace kitchen sinkReplace appliances with stainless steelBathrooms Replace countertops with same kitchen counter materialGeneral workInstall window blinds on all windows