There are completely different expectation there about how long paint jobs are supposed to last or what they're supposed to look like, because they cost so much to lay down.

I like the idea of issuing bonuses if things are completed ahead of schedule, as well as laying out a formalized calendar for milestones.

Specifically the current competitive rates for new construction trades and materials (e.g. foundation, framing, plumbing, electrical, drywall, trim carpentry, painters, tile work, brick layers, roofers). 

We are building a new deck as well, small deck that’s only four foot high.Painting, crawl space, sheet rock work, tile for kitchen and bath will all be subbed out.

I’m going to lay out all the numbers here and hopefully some people will chime in with their thoughts. 1 bed/ 1 bath condo in north New Jersey (~10 min bus ride to midtown Manhattan)May 2016 Purchase price: $270kDown payment: $54k (plus 10k in closing costs)Current market value (best estimate): $325kMortgage remaining today: $205kCash flow per month as rental: $300The way I am looking at this is I am deriving my “net equity” (net of selling closing costs) to be:$325k x 94% = ~305k, less 205k (mortgage remaining) = $100k net equity.Therefore, my RoE on an annual basis is $300 monthly cash flow x 12 = $3,600 divided by my net equity of $100k = 3.6%On one hand, it seems like I could use that $100k elsewhere and likely beat 3.6%.

B&H will always be my bread and butter or meat and potatoes if you will, but as long as the geese keep laying those golden eggs and my loans keep dropping like flies I can branch out to steeply discounted cash buys I lease option to handy people that improve my properties for me at insane returns. 

Now that there is definitely no food source laying under an appliance, hopefully they'll find another unit.

A lot of times they have paint, tile, appliances, etc, listed for very cheap.

- remove existing tile - remove drywall in surround and window area to the ceiling - replace drywall with hardibacker redgard hardibacker large porcelain tiles (16x16, 12x24) with smallest grout spacing possible- highest quality caulk that is mildew-resistant - tile floors, 4" base/behind/beside toilet, in addition to tub surround all the way to ceiling - angle tiles away from block window - re-install shower curtain rod  - replace fan/light with higher-performance model with humidity sensor - inspect fan ventiliation to confirm vent going through ceiling - inspect bath, sink, toilet plumbing and waste drainpipes - add quarter turn water shut-off valve - replace bath fixtures to single stem handle - replace bath drain with grid drain

I am also interested in any options for how difficult it is to lay laminate flooring over stairs with no flooring experience.