Did you find a quality section 8 tenant?

Purchase price: $540,000 Cash invested: $108,000 Investing in South Texas offers additional benefits:•Affordability: The price per square foot for new construction in South Texas is among the lowest in the country, making it an excellent value for investors seeking high-quality properties at a reasonable cost.

Provided your Sub2 purchase closing is done complete with all the necessary paperwork (e.g. limited power-of-attorney between the sellers and you), refinancing should be no different than a normal refinance.Sub2 can be heaven or hell, depending on the quality of your closing paperwork.

Lower quality products have seen super low occupancy numbers as of late.  

When it goes this far we usually order an air quality test.

Layer on better quality tenants and there are a lot of missed opportunities focusing on metrics that present favorably on a spreadsheet in the lower tier markets. 

New carpet and assorted repairs. we are hoping to spend more time in Asia the next two years and i am not impressed w PM here due to high costs and low quality considerations.

@Bryan Fleming I use FreedomSkips.com same high quality data as Batch, NeedtoSkip, and SkipGenie without the high prices.

Here is what you get when you hire a GC, someone who wants to call subs and add 2 - 3k on top and then never show up at the house, never manage the quality of work from the Subs, do not manage their time. 

Your buddy hired a pretender, so they got a bad quote.A quality PM has a deep bench of honest, proven contractors.