I did not read the entire post -- sorry if it's a duplicate.call around to all local cabinet specialty shops -- high volume shops sometimes have orders that fall through and are custom made for someone else's space that can be a great deal -- and retrofit into the space in which you need it.hope this helpsalso if you install the prefab unfinished cabinets yourself you can do an average sized kitchen for 1200 + 200 for paint/stain done in 3-4 days max

There's a commercial hub with brewrries, restaurants, shops, recreation rentals, store, etc. plus its close to rivers. waterfalls, mountains.

Both properties fall into Class B- category and has no HOA and no rental restrictions.Here are the details for each property:Property 1:3 Bed, 2 Bath (1020 sq ft)Purchase Price: $250,000Moderate rehab needed (Kitchen, floor, bathroom sink vanity, light & fan fixtures, interior paint)Rehab Cost: $30,000After Repair Value (ARV): $295,000Down Payment: 20% (Out of Pocket: $50,000 + $30,000 (rehab) = $80,000)Projected Rental Income Post-renovation: $2100/monthProperty 2:2 Bed, 2.5 Bath (1168 sq ft)Purchase Price: $230,000Moderate rehab needed (Kitchen, floor, bathroom sink vanity, light & fan fixtures, interior paint)Rehab Cost: $30,000After Repair Value (ARV): $295,000Down Payment: 20% (Out of Pocket: $46,000 + $30,000 (rehab) = $76,000)Projected Rental Income Post-renovation: $1900/monthThe location is moderate, with amenities like shops, restaurants, a mall, and a baseball stadium within a 5-mile radius.Considering buying both as they are in the same building, the total cost and income overview would be:Total Price for Both Properties: $478,000Down Payment & Closing: $96,000 + $10,000 = $106,000Total Renovations: $60,000Total Price (Including Renovations): $478,000 + $60,000 = $538,000Total Out of Pocket: $166,000Projected Gross Rent Monthly: $4000The rate of interest for the mortgage is 7.5%.I am currently evaluating: A) The break-even point for two townhomes considering a cash investment of close to 32%.

The cabinet shop I use also provides assembly and installation.  

Our company also offers full service property management, rehab, etc so a true one-stop-shop for OOS investors.

They cant be expected to run to the shop, grab materials, install at cost.

First of all, their certification program is NOT accredited by any legal body so it is basically worthless other than it may look good on your wall.

So I understand the owner loses right to possession once some body buys the tax certificate?

Go to a mortgage broker that will shop around for a loan for you. 

I know the North Dayton pizza shop im talking about has been robbed a few times, and the drivers have also been robbed on occasion.