How many coats are needed?

Subjective - Enough to address key issues in phase 1 of the rehab and give a visual appeal that the property is under new management (fresh coat of paint, landscaping (if-applicable, signs)5.

If my goal is cashflow it takes a really long time to recoup that 20% at $200 to $300/mo cashflow, so I'm entertaining creative strategies to minimize the cash tied up in each deal.By the way, thanks for not sugar coating anything.  

I am good with business being business, and blood is thicker then water, so I don't have a problem with working with family, but I know how people get about money, and don't want to loose a good friend over a bad deal.  

Just closed on a single family in the city of cleveland.  Mostly cosmetic work and trying to figure best economic decision.  Place has beautiful natural hardwood floors.  Should I sand/finish, stain/finish or just pol...

I'm thinking with maple, you just clean it, and if the finish is worn, just apply a bit of clear coat.

And rabbit pee is meant to be the worse - and it damages hardwood floors quite badly - it literally strips the coating off the floor.But removing carpet is easy, buy a mask, and get on your hands and knees with a knife, pry bar, whatever.Really recommend these:http://t.homedepot.com/p/3M-Professional-Multi-Purpose-Respirator-62023HA1-A/202080144/ And then burn your clothes afterwards.

Even during the Great Depression, people were buying mink coats!

A fresh coat of paint and new carpet isn't going to work unless you're willing to take a discount to ARV.As @Latonia Parks said, with the heavy military influence on the population, rentals do very well.I'd love to see what type of inventory you'll have to sell.  

I like white cabinets long term for one reason, a single coat of white trim paint makes them look brand new again.