Here are a couple examples that I've worked with.Example 1 - South End of Sewell - BRRR Duplex (2/1 & 2/1)Acquisition and Rehab was $200kARV: $240kIn the deal for $20kRent Roll : $2800 a month(1400 a unit)Mortgage: $1400 a month (200k @ 7 %)Taxes: $516 a monthInsurance: $100 a monthLicences/Sewer/Gas: $20 a monthVac/Capex/Repair: $316 a month (that's a lot but lets be safe)Cash Flow: $448 + you have 40k in equity and a fat safety net each month due to an accrual rate of $316 a monthExample 2 - Lindenwold SFH - BRRR 4/2Acquisition and Rehab was $110kARV: $140kIn the deal for $5kRent Roll : $1700 a monthMortgage: $700 a month (105k @ 7 %)Taxes: $441 a monthInsurance: $90 a monthLicences/Sewer: $15 a monthVac/Capex/Repair: $200 a month (that's a lot but lets be safe)Cash Flow: $254 + you have 35k in equity and a fat safety net each month due to an accrual rate of $200 a monthThe Sewell usually has ideal tenants and very little headaches.

Yes, an obstruction (belly, back graded etc) will let solids settle and will back up water. 

it will begin the consistent path on your way towards financial freedom.Plus, I'd rather be my own "CEO and team of executives" on decision's made relating to every property I buy, rather than some other wankers in $5,000 suits only trying to hit analysts projections so that they can get a fat check at the end of year.Thanks for readingYour favorite AussieEngelo

You can get a new steel tub at home depot for $300 (don't get the fiberglass tubs, they crack under the weight of fat Americans) If you are going to remodel the whole bathroom my vote would just be to put in a new tub. 

Welcome Andrea,Your drive to become financially independent rings a bell.  I

Reason being, if that sector is dying or company starts laying people off, moves, or goes belly up, then you still have enough residents and potential residents left in that market to keep occupancy up etc.

You've got fire in the belly so turn it into something. 

The saying "Pigs get fat, hogs get slaughtered" really applies here; I offered a deal on a place and came up to my maximum all-in, and they wouldn't come down $2500 to make the deal.

Labor costs are huge.If I don't see a big fat margin of 30+% then I am not going to touch it on a flip property.

Someone mentioned that it may be time to start cutting off the fat and focusing on the ones that are more promising, and coming back to the others later.